By the way, do you use the calculators here on BP that seem to be so popular or do you have a different way of analyzing a deal?

The local sites are very popular and tons of folks look at them. 

While there is some variability by region, Kijiji.ca is by far the most popular on-line listing site.

It is just that this info is not that popular on a rei site. 

Bullhead City is a river/casino area, so there are some great opportunities for "seasonal" rentals as well, or the latest craze, Air BnB.

@Cenddie Alaban there is a lot to your post so I will try to tackle it in pieces.For the most popular loan types (FHA/Conventional/VA/USDA) these loans are actually regulated by the federal government.  

@Mike D'Arrigo I started focusing on those markets because they seem to be very popular with investors here on BP.

Also see if the university has any free bus routes as students will also tend to live in those locations.Advertising suggestion: student newspapers are a fairly popular source for finding housing

To get it in that condition would be roughly (and I've estimated high on all of it)Upgrade to hardwoods on second floor, and refinish first floor. 12KPaint interior 5KUpgrade appliances and plumbing fixtures. 5KUpgrade electrical fixtures (some have been upgraded to stylish black wrought iron look which is popular here) 2KNew HVAC first floor (second floor HVAC replaced already) 5KLandscaping 5K (this may be really high, but I figure it pads the other numbers in case something comes up)Total rehab 34KSo we've had some investors come and look at the house and offers range from 290-300K.

You can also go with the grey subway tiles which are also popular (at least here in CA)