Rehab costs and ARV (After Repair Value) are key parts of evaluating deals, so it’s great that you’re diving into these concepts early.For rehab costs, creating a rough estimate starts with understanding the scope of work and local pricing for materials and labor. 

All well and good to dream big, but you need to understand the practicalities and probabilities of getting the deal to closing. 

Then connect with some hard money lenders (you can find some here on BP as well as some who are typing this right now) and connect with them to understand their product type, what they like to lend on and requirements.Hard money broker is all numbers game of making relationships and helping those that are looking for financing, it starts out slow but if you get with a few good borrowers and lenders it can be pretty decent money to be made.As an example we paid six figures last year to HM brokers. 

@Michael Long less than 5% of agents really understand what an investor is looking for!

Start networking with local agents and investors for insights, and talk to a lender to get pre-approved to understand your budget.

While I understand the risks associated with investing in areas unfamiliar to you, my budget forces me to do so.

But consulting with the town would be good to try to understand what they're permitting process is like.

The mailers I receive for my properties are not of a high enough quality, to make me believe the sender understands what gets a recipient to even open or read the mailer, let alone respond. 

I don’t completely understand how I could best put my money towards a rental property or fund one with the income that I am making.

Wants what he thinks is a market price for something but doesn't understand the albatross he has created over the last 20 years.