(Builders and their Realtors will tend to inflate values to promote sales) If you want feel free to reach out directly and I can analyze the deal for you!

Additionally, properties in these markets tend to appreciate in both value and rental income.The cash flow from a property will depend largely on your down payment.

I have a VA company referral if youre interested

You'd just need to check with the lenders what they allow up to.Having experience (completed rehabs in the last 3-years tends to be what most lenders look to qualify as experience) will help you reduced your down payment all the way down to 0% in some cases for extremely experienced investors.

I have a referral for a good lender in your case that could help with the closing costs and a realtor as well.

In my mind I think it would be ideal to wait until I get a "no-brainer" but notice as I drag my feet applicants tend to get antsy for a decision (Which I can appreciate).3.

Network with commercial brokers and ask them for referrals to reputable investors.   

There's a chance they will say no (because they showed you 6 properties and expect to be paid) in which case perhaps you can arrange for their managing broker to set you up with a different agent in the same brokerage and give the first agent a referral fee for their efforts/ for referring you.  

Some lenders can go up to 85% on purchases and 80% on cash-outs but most tend to stay with the initial LTV's.

Do you get value out of business and client connections and referrals?