I'm looking at a property for a potential buy and hold that's currently in a 100yr flood plain, but it will be converted into a 25 year flood plain under the new Atlas 14 changes. 

I am mainly interested in small multi-family properties (2-15 units) with value add potential.

They didn’t want to partner or give me a potential option.

Don't just sell them - you will pay one hell of taxes.....1031 them into big multifamily which is performing really good......or have a potential to add value if you're in that business

There are just too many potentials out there to give up on them.

The potential for "legal trouble" is simply cost of doing business.

For me, I keep lunch spots open to meet with people wanting to do business with me including potential clients, mortgage brokers, title reps, insurance agents and financial planners.

If they won’t do that I let them know they may be subject to additional costs for collections, and that will hurt their future prospects for rentals as well as other credit based opportunities. 

Im trying to get used to analyzing deals and Im a little confused on how to estimate closing costs for potential flip deals. just closing costs, not holding or money costs.  

Also, if you plan to house-hack your property you may be potentially qualified to get FHA financing which is much lower than a typical down-payment of 20%.