Here is an example if you get your offer accepted at proposed purchase price:Purchase Price - $60KRepairs - $18K (need to have budget for unexpected items)Closing Costs - $900Carrying Costs (depends on taxes, HOA, Insurance, etc.) - $1500 estimateInterest and Points from Hard Money Loan at 2 points and 12% for 4 months (this is a good deal) - $3600Selling Costs at 6% of list price ($100K ARV) unless you are licensed - $6,000Total Money in deal - $90KNet Profit - $10K (11% cash on cash return)What happens if your repairs are more than budget?

Your market is a bit of a different sort of RE beast, so it does not surprise me at all that you may have a hard time applying stuff you've read online and in books to your local market, and think you are on the right track to find a local mentor.My advice on next steps would be to figure out what things a mentor like the one you describe would likely need or want, and then position yourself to provide one or more of those things to them.

On the other hand, rents have steadily risen over the past few years, so I wouldn't be surprised if $900 happens.  

Your tolerance for headaches and surprises. 

Im surprised not one just decided to offer an overkill bid of $225,000 just to steal the property right off the bat.

For example, if the syndicator is not aware of a silent rash of new inventory that will hit the sub-market in 3 years but underwrites a value-added investment to make capital improvements which will drive increases in occupancy at their property, they may be in for a surprise.

So I have just started my studies to become a licensed agent, and I'm trying to be proactive and find the right broker to work with.I was just turned down by my number one choice of brokerage because "The brokers have too much on their plates" at the moment.I like to believe I present myself well and am well spoken and professional, so I was honestly surprised to not even get an interview.I live in a small town with only a handful of brokerages so I can't exactly get turned down by very many before I'm out of options.

I am surprised that they didn't have verbiage along the lines of "Recommend Boiler inspected by Qualified HVAC Technician".

That way I'll only ever be pleasantly surprised.

If so, I'm all ears -- Thank you in advance.Sounds like there is an item on the lien cert -- a large unexpected item -- that the seller doesn't want to pay.Anything that arises before a buyer takes title would ordinarily be the seller's responsibility UNLESS the buyer agrees otherwise.