Faraday Future is a new electric car company that is building a huge manufacturing facility, (not putting a lot of emphasis on this because it can possibly flop you know like Fisker).

The return for a flip, especially if you've overcome the lead paint issue, would put you in another bracket as well.As for the existing 2 bedroom,  I'd try to switch the living room with that one bedroom upstairs unless it's normal in that area to have living rooms downstairs.

Plan to build up my Portfolio with the BRRRR Method as well.When you purchase a house with a HELOC make sure you also add the minimum payment for the loan to your expenses (lot of people forget to add this and wonder where there cashflow is) but when you Buy, Rehab, Rent, then get to the Refinance part the bank will normally give you 65 to 75 percent of the ARV, and the appraiser will base it on the current comps in your market.Check out this article from @Andrew Syrios    https://www.biggerpockets.com/renewsblog/brrrr-buy...

I turn down 3-4 homes per month that I would normally buy because I dont have the funds.  

I bet there are many other places that make vinyl signs like that for a fraction of the cost.It only costs about $2K to WRAP a small car.  

If we drive... we combine trips and drive our cars 15+ year old car. 3.

The hot water heater provided both the normal hot water, plus had another loop that went up to the HVAC exchanger to provide heat in the winter.

Is that normal?

(cell phone, health car, car etc...) 

Your capex seems very high, while it's good to be conservative 10% is what most people consider normal/conservative.