Let the ARV be the filter, not how much they owe on it.Excited for you taking action, don't want to see people lose their shirt on deals because of something simple. 

There are set costs involved in a purchase transaction - appraisal, credit, title charges, recording fees, transfer stamp taxes.

All I typically have to do is print a letter, write the address on the index card, and address and stamp the envelopes.

I hand sign each letter and pay someone to fold, stuff and stamp.

Maybe try to find some investors in your area and see if they'll let you tag along to view some properties and take notes or bird dog wholesale deals or fold mailers or lick stamps or whatever you can to be around the business.

If you a passionate about reaching your goals you should have no problem getting that done in  30 days and you will have a killer basis for not losing your shirt on your first deal.  

I suggest you take detailed photographs with time/date stamps of the electric panel and any other pertinent parts of the system.

Has anyone had success using precancelled stamps on direct mail.

You will have title search and closing fee costs from the title attorney/ title company and possibly a " sales tax" or "state tax stamps", its called different things in different states.

I've looked at projects that people got in way over their head, ran out of money or came in way over budget and ended up losing their shirt.