So I would identify what is most important to you in this transaction (speed, creativity, rate, ect.) and find a lender to give you something that meets your goals. 

I use a move-in sheet where the tenant can identify any existing damage to the unit so during move out those items are excluded for repairs beyond normal wear and tear.  

We would like to build a working relationship with someone who can help with ARV/appraisal values and rent estimates for properties that we've identified, and can help find pre-market opportunities as well.  

@Austin Durham, let me know if you identify other HML.Thanks, LuAnn

I recommend hiring the attorney after you know the status of the properties, identified assets, and know the whereabouts of the defaulters. 

It basically states that you remedied the issue the buyer identified and are no longer responsible for any further issues with the house.

Typically I'll identify around $25k maybe I need to do 3 new water heaters and then update a kitchen and bathroom, and then I'll always tack on something to be safe so I have a reserve account so I usually double that $25k to be $50k in available cash for upfront capital.

When the Tax Cuts and Jobs Act identified Qualified Opportunity Zones on Dec 22, 2017, these properties fall within one.  

LookConsumers can identify advertising really easily with a traditional mailer like a yellow letter.

if you want to stick in your area thats great, but if you would rather be passive i could think of a dozen markets better than fresno.. if you are liquid 50k+ it might be better to partner with a more experienced investor.. but first you need to identify which path you want to take..