We have a full scope of work proposal with budget numbers put together & the team is ready to start. 

@Grady GilmanPre-approval for a house is crucial for understanding your budget, making property searches realistic, and gaining an edge in negotiations.

Over filled a 2 yard dumpster, gave away 2 tables, and about 1/2 a truck load went to the local historic group.

This presumes you make smart purchases that cash flow after paying all their expenses (Principle, interest, Taxes, Insurance, and a maintenance / Capex reserves).The risk of leverage is if your properties AREN'T making money - maybe you misjudged your income, or you run into repairs that cost more than you expected or budgeted for.  

I am also looking for this but for more of a real estate investor system and not a real estate agent system.There are many systems out there for agents which have what you need but will be way out of budget. 

In my offer I've budgeted $2000 for a repair.

What's your take on buying in a good neighborhood out of state within our budget and ensuring that we break even or generate minimal cash flow?

Once docs are prepared i would budget $2500 for attorney review etc. which should be more than plenty. 

Our budget is  200K.

Consider the down payment, closing fees, remodeling budget, and financial reserves while saving for a house worth $100-150k.