If necessary to go through city or not..

Once the property is in service your rehab costs will be added to your cost basis. 

You can use a SQ FT format to guess rehab but that is only good to initially look at a deal.

Cash on cash describes how much cash a rental property is putting in your pocket on an annual basis divided by the cash you took out of your pocket to buy it. 

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

If that's the case, you should be able to rate/term refinance at ~75% LTV with a DSCR loan, and with some interest-only basis, your payment will go to ~$850 (based on ROUGH pricing TODAY).

I'm still scared till this day. 

If you have more than 4 or 5 loans, then you might want to engage a sub-servicer to handle the billing and payments.

You need to build your credit.

LOL but this route you have only 4 weeks to contact all the sellers MULTIPLE TIMES.- The golden rule in my group is the seller has to have a deal, the numbers work, be willing to sign, be willing to move out no later then 7 calendar days prior to the auction!!!!!