Agents are NOT property managers and will often just publish it to the MLS.

Our jobs base has been growing steadily and we're currently 12-13k rental units short of upcoming demand (based on published jobs coming to the market).  

If it can't cover overhead expenses and make a reasonable profit, it might not even be in business long enough to finish your project.The National Association of Home Builders published a report a few years ago that stated that their "best" remodeling contractors averaged something under 4% net profit.

Hi - sharing an article I wrote and published here on BiggerPockets last year on this exact topic - options for BRRRR financing - hope it helps!

You can probably secure the hard money with less than a 25% down payment, and then if things go right - 0 out of pocket on the refinance, but you will still need at least some "skin in the game" regarding a little equity/down payment to start.Sharing this article published here on BP last year on this topic - hope it can help too!

NHDES also has the rules published on their website.  

In an effort to create some credibility and attract investors, I recently published a website through Squarespace. 

This article published here on BP last year goes over your needs and questions pretty closely - help this helps!

Yes for sure - you should definitely check out hard money loans to assist with the purchase and then "DSCR Loans" for the cash-out refinance (DSCR Loans are made particularly for investors like you - no DTI or W2 considered at all)Published an article last year on BP on this exact topic (BRRRR method financing options) hope it helps!

I would also encourage you to source leads through a software like TurboTenant which will streamline the process, in conjunction with the handouts found in Brandon's book, and likely provide a better applicant pool as your listing is automatically published to multiple rental listing sites.