I did find that electricity jumped for a couple weeks especially as I had crews in the place all day, and an agent advised me of the FHA rule after I was into the project by 21 days.Essentially it was the little stuff I hadn't planned on - this was a condo and a "resale certificate" is necessary... another few hundred unplanned, mandatory "dryer vent cleaning" (albeit I cannot fine this anywhere in the rules/regs of the association, its just cheaper to do it rather than fight it), cabinet pulls (after replacing counter tops, faucets and fixtures)... all in I came up with another $1400 of unplanned expense, eating up roughly 50% of my contingency budget!

When I lend money to flippers I insist for them to have a skin in the game.

All a mental game. 

I grew up a total video game nerd.

Only to live in. I

It sounds like you are on the right track to get in the game early and be successful, keep it up!

Just months ago we were trying to get into the game.

Its a long game though.. and in many instances if its just cash flow you want.. real estate is not always the best thing anyway you may be better plunking down 100 to 200k and buying some subway sandwich franchises make you far more cash flow than any rentals. 

People play all kinds of games- look at the merits of an offer. 

What city is your mom's house in? I