My main source of income is an auction associate with Auction Brokers.

I focus on actual profit of a flip as the end game, though I always consider how much money I'm using to get there as there are costs and risk associated with said money..........the operative word here is I......NOT YOU. leave me alone, go write another completely redundant book.

When I evaluate properties what are all the expenses associated with the property I want to make sure I am not leaving one out. 

On the other hand the group I'm associated with only buys bigger MF deals to justify having property managers so it is truly a passive type of investment.

There's a lot of risk associated with those higher returns.

@Joseph P Davis its the Brevard Real Estate Investors Association!

Try calling the local NHBA/Remodel association.

If I was looking to invest in this area I would get to know the preceding areas well and understand the valuation process associated those areas.

While most Realtors are not lawyers, they are usually part of a local association of Realtors that has had their forms reviewed by lawyers. 

Real Estate Association.