My plan is to use an HML to fund the purchase and rehab costs so I'm trying to get an accurate estimate for closing costs.For example, if I use an HML and the purchase price is $50,000 with a rehab costs of $50,000 for a total loan amount of $100,000 (I understand it won't be 100% financed, but I just want to keep the numbers easy), is the total for the 3 previously mentioned costs $1,500 or $3,000?

For example, you send out 100 yellow letters, anybody that contacts you looking to sell quick for cash becomes a wholesale deal to a cash buyer. 

@Tomer Ravid the previous landlord was charging $525/month in an area where market rent 5 years ago was $850/mnth for a similar apartment (2 bed 1 bath).What I did was put in over 100 hours of landscaping work, upgraded the appliances, upgraded the kitchens and baths (all as cheaply as possible, for example, I painted pink tile white, used thermoplastic panels and liquid nailed them over the old tile backsplash, laid down new vinyl floors over the old nasty vinyl, etc) and was able to take very nice pictures and market the property very well.I also allow dogs, so that is a huge competitive advantage in the area.

For example, you set up key word alerts. http://www.biggerpockets.com/alerts

If you don't agree with the above, please give me your JV definition and (if you have one) an example from your business how you set up your deal.

For example, flipping is more involved (at least initially until you have a team in place) than wholesaling - generally speaking. 

Instead of factoring in 10% vacancy and 10% for maintenance and repairs for example, factor in 20% for vacancy and 20% for repairs and another 10% for reserves.

Renovations are planned (about 50% of purchase price is budget for renovation)4, Getting $.80 per foot for rent after renovation (example getting $675 for a 2BR 1 BA 850 SqF apt)5.

To qualify, a home must meet the definition of a residence homestead: The home's owner must be an individual (for example: not a corporation or other business entity) and use the home as his or her principal residence on January 1 of the tax year.

For Example, points, origination fees,etc.