I was able to get them in touch with an off booking sites place that had an opening in town.

Once you've figured all that out, start running numbers and get in touch with an investor focused agent who also invests themselves.

I'd love to stay in touch with you!

Will stay in touch. 

Would you be able to put me in touch with someone that knows how to buy foreclosed bank or municipality properties?

Most of my buying pool won't touch flood zone properties. 

If you truly can’t find a flattering angle, consider ading a small touch: maybe a new house number plate or a couple of potted succulents by the doorstep.

It's a nice touch, but it won't help your reviews I wouldn't think.

For something more robust, tools like Excel or online calculators from financial planning sites might better suit your needs.Your ROI Formula:ROI = (Net Cash Flow ÷ Total Out-of-Pocket Investment) × 100For your scenario:Net Cash Flow = Annual Rental Income - (Mortgage Payment + 401k Loan Payment + Other Expenses)Total Out-of-Pocket Investment = $40,000 cash + $50,000 loan payments over 5 years.I came across a piece in Bloomberg recently discussing creative financing, and they touched on ROI calculations for multiple loans.Personal anecdote: A buddy of mine leveraged a 401k loan for a fourplex.

So, you have to thread waters carefully and check the state laws and regulations before touching any pre-foreclosure house.