Through my time researching, especially nowadays, repeatedly I have come across articles, YouTube videos, books, ebooks, blogs, etc etc on investing in REI with 'little to none' of your own money. Discussions around hard money, private money, and conventional loans are discussed. However there seems to be MANY fees/costs where the investor will be responsible for...? Or at the very least, (1) consider getting a loan to cover these expenses and/or (2) be mindful of these unexpected costs throughout the project.

Pre-Deal

Marketing fees, training, learning market, travel time including gas mileage, costs for purchasing legal forms & contracts, fees to start an LLC

After Rehab Deal is Accepted

HML origination fee, HML points, Buyer closing costs, down payment, title company, local taxes (transfer tax, prorated property tax,etc)

After Buyer Closing

Dumpster rental & permit from town, buiilding permit for construction, monthly holding costs to pay back HML, homeowners insurance, repair expenses prior to being reimbursed from HML, Marketing fees to promote 'coming soon', dream team fees such as CPA, attorney, and fees to pay for the SOW inspection

Seller closing

Seller contributions, agent commissions, prorated property taxes, title company, attorney fees