-Ask how many contacts there would be for a list in these counties: then tell them the counties in your city with this criteria then lay out your criteria:-Start with out of STATE absentee owners.-50% equity or more-I get homes with values between 50K and 225K.

Respectfully,Zach The best bet is likely to create a new LLC that lays things out in a straightforward but legally strong and standard operating agreement, etc. - LLC doc sets are fairly cheap and easy to create these days (with limited assistance from lawyers) and its much much better to have that cover bases on arrangements like this - it will also fit nicely with financing options - whether you take on debt from a lender in a co-equity situation like your first plan (refinance loan to LLC post rehab?)

However Property tax's some of the lowest in the coutnry and property maintenance same thing if you buy a stucco home with a tile roof.No real major weather threats like many markets  IE hail storms wind storms etc.. can get windy but thats common.. 

I do this because I know all the varies things that can go wrong in my market, all the little laws and nuances that can make big dollar differences that Im aware of and take advantage of daily.....things like those exist in those other markets where I have limited real estate and legal knowledge.I'll use this as an easy example, as it is a mistake I see lay people and poorly trained agents in my market make all the time.

Look at the lay of the land any issues that need addressed to keep water away like the front yard etc..  

Is the house a small two story with 800 sq ft of composite shingle roofing that needs to be replaced, or a large one story with tile roofing?.  

I do try to get those 1-2% down, but what advice do you have for either avoiding EMD, or having end buyers, laying that EMD.

Rehab with the help of my family - Re landscape garden, painted inside, re grouted bathroom tiling etc.

Rehab wasn't too strenuous and i did myself with the help of my family - Re landscape garden, painted inside, re grouted bathroom tiling etc to freshen up.

Kitchen tile counter and bathroom tile: dirty and moldy.