Just to clear up some questions: We do pre-sale renovation and get paid at closing.

Within three days I found a pre-qualified buyer retail looking for a home that loved it.

Start the process for a pre-approval.

Real estate naturally lends itself to putting more money on the line because of entry prices, and that not only potentially benefits your compounding, but strategies like the 1031 and basic leverage help you maximize with pre-tax dollars.

With all of that being said, does anyone have a legal soft proof of funds letter (pre-approval) that is editable and will work in all 50 states?

Skip the pre-packaged tools and build your own, focusing on the fundamentals.

Now I am starting to realize this is going to be extremely challenging with 2 Bay Area rentals (acquired pre-2008) and now 3 Indianapolis area SFH rentals. 

Those issues were likely pre-existent and lip stick was applied to get a tenant in.   

So I started to do that pre foreclosure and digging into my days of doing sub to instead of cashing these out I would just bring them current and take them sub 2 I did well over 200 of those houses in the Portland OR Metro market..

I have spoken to someone via FB about my rental and they answered my pre screening questions well.