I appreciate the advice, I plan to start with a smaller list so that I can mail each more frequently.

It happens frequently, can cause some bad feelings, but ultimately no one involved committed a felony level offense.  

I just skimmed your post, but it seems like you're asking for options to get started now, while bank/regular lenders want to wait until you have 24 months on the job (which is common by the way).Since you're so close, at 18 months, I'd say you should line up private/hard money just in case you come across any great deals, then when you qualify for bank financing you can refinance out the private/hard money loan with conventional financing.I frequently do this with properties, using private $ to buy a good deal quickly, then 6-12 months down the road (after I stabilize the property and give a good return to my lenders) I'll refinance with a regular bank loan.

I live and invest in Cedar Rapids, but am frequently up in the Cedar Falls area.

I'm new to the forum but read articles on here quite frequently. 

I'm from South Central PA & I attended school in Philly.I have family in Hampton & visit frequently.  

My strategy has been to look for (1) flips that have been on the market for awhile and (2) otherwise decent homes that have had frequent price reductions.

The interiors are frequently in worse shape than the exterior, and BPO agents make the assumption that interior is the similar condition as exterior. 

I have a frequent flyer card with this company - I've installed one new furnace, two new air conditioners and had a blower motor repaired with this company.  

My stepdaughter lives in Macungie with her mom so we're out in that area pretty frequently.