The numbers look a bit thin in terms of cashflow just doing quick math in my head.  

In terms of mailing, I found it best to split up mailing so I have a consistent stream every week.

Also remind them, that they can move up the list in terms of who is contacted first on your next deal.  

What I would like some input on is how the "team up" should be structured in terms of who does what and who gets what?

How is your local market in terms of these opportunities?

The lending business is complicated in terms of numbers with many ways for lenders to make money.

Also, your utilities shouldn't be factored when you move out, so in terms of 2 years, you'll break a little more than even.740/month = 8880/year1st year = -4440Down Payment = -6300Total = -10,7402nd+ year = 8880/yearYou should be positive in the 3rd year 1st Qtr overall for your investment minus major catastrophes, exes, axes and aliens, should be good to go...at least on this investment providing your numbers are spot on.What year do you plan to refi?

You've got a good start in terms of your general criteria, but like @Kevin Wood said, you'll want to get a bit more specific and focus on a certain area(s) to get to know what's available / moving in that part of town.I've written more detailed posts about this in the past, but what I'd recommend is searching for brick 3/2/2's and larger in established areas zoned to good schools.

I'm taking all accounts with me so in terms of my cash flow I should be fine, but Fannie and Freddie are mindless robots who do not color outside the lines.

I am diligently and passionately trying to surround my self with every walk of life in terms of real estate professionals especially one's that are located near me or in the counties that I am interested in investing in.