I’m glad you brought up the hammer-nail analogy—do you ever feel that, since insurance is the only product you offer, everyone ends up being sold insurance?

How do you plan to finance the property? 

They wanted to be close to stuff to do/eat, or be close to work.

You do have to pay the seller the "equity gap".

You may do some research on what life is like on both ends and make a decision from there. 

Learned all the lessons needed on this one for sure.I am now feeling the positive pressure from the huge mistake and looking to leverage all the resources I can to make sure I do long-distance real estate investing the right way from here on out.GOAL: I plan to purchase 3-5 SFH to hopefully cashflow $2,500+ in the next 2-3 months.

Why don't you try the bank you do banking with.. 

how do I PM?

How do you provide that?

You can still do 15-20%  down on the initial purchase price, however given the tightness of the deal, you might not be able to finance all of your proposed renovations, unless you cut the budget.