Why I'm Asking:I'm in the processing of shopping around rates/APR to refinance some rentals and put the equity back to work. 

Tenants moved in in Apr with low credit score and not very sufficient income.

The consensus was that the Poconos is a crappy area to try to start a short-term rental to make money. high taxes, low occupancy, etc. don't do it unless you were REALLY REALLY close to a ski slope (like under a mile) or you'll be dead half the year.

Typically a pre-approval letter if you intend to use a mortgage or a bank statement showing proof of funds if you intent to pay cash.

You do not need to have a house in mind to get a pre-approval. 

First, don’t ever hand a tenant a pre-signed lease.

I would also like referrals and recommendations on how/where to get a pre-approval letter from so that I can start looking for homes. 

Chances are what's hers is your and what's yours is hers now that you are married unless you had a pre-nup or some similar arrangement. 

Would love to know more about big bear and how the numbers look as I would like to get a place out west at some point and most of the ski hills the ROI do not seem that great since the cost of entry is so high but from this forum there seems to be allot of good things said about big bear.

See below for the whole cost / profit structure.5% interest to the investor + 50% of the profit after sale (shared with all investors)Legal fee $1,682.50Transfer fee $848.10Documentation $673.00Asset Manager Negotiation Fee $13,460.00Commission to Agent $23,130.00Title Policy $1,877.00Inspection fee $1,615.00Escrow fee $1,509.50TOTAL EXPENSES: (Auction Fee + Expense + Escrow) $54,890.10TOTAL EXPENSE + PURCHASE PRICE: $727,890.10PROPERTY SOLD PRICE $771,000.00Projected Escrow Proceeds after Escrow Costs $726,204.90Net proceed (After Expenses) $43,109.90Preferred return 5% APR for investors $13,300.27Profit sharing (1/2 investors, 1/2 Main Company)