It would be a lot easier to discuss over the phone haha.

.: I have similar result, only like 30 - 40% of data yield valid phone numbers.

Ultimately, every applicant is a risk in one was or another, no one is 100% guaranteed or qualified, you could have the best applicant on paper screw you over, or even pass away, you just need to do research and use common sense in my experience.

Hard money would be the easiest and most common route to fund the purchase/rehab.

Depending on the type of replacement cost (functional, common construction, etc.) you may or may not be able to get reimbursed or replace with the exact materials that were there before. 

"Cash flow," he says, "with no phone calls from tenants!"

It seems there’s a common misconception largely influenced by social media, online courses, and influencers who oversimplify the process that real estate is an easy, passive way to generate income with minimal effort.

Yes, I have a written agreement, bank records, plus phone records & email and text threads showing he routinely failed the SLAs outlined in the contract. 

It's most common in the north-east.I assume you'll hire a home inspector.

I tried to create rapport with the owner over the phone but waited to present my real agenda only in person.