I've got to close on 1 nice deal in 2 weeks & 2 flaky lenders disappeared after telling me my deal is solid.

Even REO properties are priced high.A mentor I am working with suggested I just start submitting 4-5 offers a week on these types of properties in the price where I need them to be knowing 99% will flat out turn me down, but 1-3 out of 100 may say yes, but I will never get that yes unless I have a 100 offers in.I ran that past my agent I am working with and she said she is fine with submitting those offers, but said if I keep offering say 40K on a house that is listed for 67K  (REO or otherwise) that I will end up developing a reputation with the banks and agents of not being a real investor or not being "serious" and they will simply start dismissing all of my offers because I am "that guy" that always offers 20-30K less than the list price.While that sounds valid the issue is at the moment as I follow these properties nothing ever comes down to even striking distance before it disappears to another buyer.

I could be wrong, but I don't see Amazon disappearing anytime soon... 

Then you have to factor in all of the holding costs that you'll incur while renovating a property with no rent coming in and the fact that there usually isn't a lease up fee for the first tenant with a turn key, any cost savings disappear pretty quickly.  

If, after the loan comes due after one month, any arrears ever appear on any of the other mortgages, begin the foreclosure process (and if my ability to monitor those loans disappears or never appears, I foreclose asap after my loan comes due).

Seems like many of the solid, blue collar auto jobs in Belleville/Ypsi have disappeared in the past 15 years.

Check on Trulia and Zillow and craigslist and see, if your house is offered for rent by some scammer, who's going to collect deposit from a number of potential tenants and then disappears.

And of course for every ad that disappears/is deleted it will show you which are rented. 

You may never get it signed at this point.What would you do if one of the tenants refuses to sign for three months and then steals the appliances and disappears?

So we do have some room for movement but I know that 15k could disappear fast.