So monthly gross cash flow is 2400/mo on a house we will have 65k of equity in, without having to put any of our own money in the deal.... which sort of impressed me.70LTV figure came from an estimate, because thats what ive seen all of these forums on cash out refi.

I was not impressed with the way they manage the property. 

As far as I can tell their charges are within range and as long as the numbers work I'm willing to make less profit to get the education I need to learn this business and make contacts.I've been very impressed with these forums and the advise given to help each other.

You have definitley done your homework and I was very impressed with your professional approach the first time we met.

Besides your impressive credentials, it seems you're a two-fisted drinker which means you probably multi-task very well!

I know just about everything in real estate is, but don't want to offend anyone either if this, in fact, is standard (which I got the impression it was, but wanted to double check).

Very impressive resume I look forward to reading your input here in the BP community.

I am under the impression that the property I am interested in purchasing is undervalued relative to what the county would like for the property.

I was not impressed. 

That is a lot of work you put in (I say that with an impressed tone and not a discouraged one)!