I'm considering using a property manager for my first RE investment.

After rebuilding my own home after Hurricane Sandy using a modular company, I realized how (with luck and due diligence) cost affective, convenient, and custom these homes can be. 

Using a property manager familiar to the area SHOULD minimize the possibility of something going wrong.

Mailing yellow post cards to cash buyers using a list from list source, post a "ghost ad" on Craigslist.

I am in the learning and watching mode right now and looking to invest using a self directed 401k account. 

@Russell Brazil Have you personally experienced sellers walk away from a deal because the buyer is using a 203(k) or homestyle loan?

So i'm building a report and i'm using a preset sheet for excel now it's asking about the First Mortgage and Second Mortgage Lein , points , interest so how would i normally find out those number and the percents ?

By using a Private Money Lender to fund the deal and maybe the repairs - and then refinancing later into a long term mortgage, you can spend nothing.

I was able to teach them everything from using a compound miter saw, to proper safety gear, to applying hands on knowledge when negotiating with subs. 

Crystal,You could use the BRRR strategy, which involves using a hard money lender to buy the property and then rehabbing and renting out the property and ultimately refinancing with a traditional loan.