My life goal is to develop enough of a cash flow of mailbox money (and internet-based work) to move to Panama with my sweetie and life partner.

This is the modern way of marketing that works on folks ago <45-50 who have the internet/Reddit/BP as resources.

Now with the internet and self serve website like zillow and etc, I'm trying to see how realtors will continue to survive in a world thats changing toward self serve to sell your house as well with so many entrepreneurial investors helping homeowners sell and buy.I'm not here to debate about realtors but, I think the realtors may soon become like the old CD getting replaced by ipods and itunes.  

I’m very concerned with getting back my thousands of dollars deposit if the HML won’t fund and I’m searching the internet for “clauses” to protect my money.

I don't concentrate on what doesn't work, only on what does and build on that.

I work with a team and we are getting some leads from internet but all the leads that i had till now are not serious,  they don't have credit and no money.

If the house was gutted and rehabbed I take that into account vs if it wasn't.I know you have to have "hard value" to show your lenders.. but if I was a lender I would rather have numbers and explanations from the guy doing the investing than a piece of paper that you paid $400 from a guy who took an internet class to appraise a property.

It is as hackable as any other internet packet.

Gross Scheduled Income: $12600Expenses (Maintenance, Management, Taxes, Insurance, Utilities (water & trash paid by owner), Landscaping, Common area electricity, CapEx, Vacancy, Internet for complex, security, etc.): $6400Debt Service (5.5%, 20yrs, 80% of cost): $3700Cashflow: $2500Annual COC: 17%I want to make sure I'm considering everything but also don't want to get stuck in analysis paralysis.

So don't rely too much on your cap rate, and concentrate more on what is highly desirable and what will stay rented by actual humans.