If you had eyes on the property and have a good idea on all this you can hit the HML for all the costs and take draws after the initial acquisition to do the rehab for the rest of the amount.

Did you use background checks initially and if so what did they miss if anything?

I would focus on "Ugly inventory" but would pass an appraisal and not be "Subject to" so that I can renovate and refinance on the ARV in as little as 6 months to pull out my initial capital and enough to put down on the next REI.On the flip side Indiana and Ohio would also offer a sale price to cash flow ratio since you can still find a great deal in both states.  

My initial guess would be look at 1 bed 1 bath rentals in the area but is that the best way to estimate?

They analyze components such as cash flow, principal paydown, appreciation (both home and renovation), initial equity, depreciation, and interest deductions for tax savings, giving you a clear picture of individual gains and ROI over 30 years.

They book initial call to see if you are a good fit, well I will say everyone is great fit who wants to pay them money.

And a revocable trust which again no annual cost just initial set up.

I understand not buying more up there, but your initial investment there will turn out well.You can check out the BiggerPockets video podcast and leave a comment if you have questions. 

I inherited their services when I purchased a sec8 rental property and initially decided to keep them, assuming it would be the simplest solution.

His initial opinion is that it has to be prorated but that is contrary to what I have heard on YouTube.