Furthermore, I'm partnering with my mom (an aspiring RE investor herself) to fund the downpayment, closing costs and rehab.Below are the quick and dirty facts going into this (w/moderately conservative estimates for rent, ARV, etc. and honest opex's). 

This is my 7th day :)I analyzed a deal in college town (Urbana, IL), and assume a reasonable rent, and it passed 1% rule.Based on the asking price, I estimated it will generate a positive annual cash-on-cash return, assuming 20% downpayment.

Second any construction costs you may be estimating, double them! 

Two years because that's the estimated hold time before property is sold.

If you are up for a challenge, you can figure out how to add a closet for the entry.bifold doors work fine on a laundry closet or a sliding barn door (if it works with the space).True, but the living room would still relatively small, with this one it'd be 4 feet taller, for the walk in closet I'm estimating 4 feet width which I believe should be enough for a walk in with an L shape shelves, not sure what you meant by adding closet to the entry.  

Do you think your repair estimates were off on the deals you couldn’t sell?

For example;https://www.georgiamls.com/424-powers-ferry-rd-se-marietta-ga-30067/87490783 beds, 2 bath all brick ranch, 1400 sq ft built in 1953Interior was dated, had extensive damage and because it was built in the 1950s, I estimated it would need extensive rehab including plumbing and electrical replacement.

I am currently reading the book on Estimating Rehab costs by J.Scott and would like to pair it up with an actual project.

I would do my own research and find 1 or 2 good vendors, speak to them, and then let them provide the estimate.

Moving forward, the lender sent an estimated closing cost.