@Red BrownThanks Everybody for your input! 

Many hard money guys enjoy knowing that they can lend at 60% if ARV - foreclose - get control of the asset for 75 cents on the dollar after remodel and court fees...For a newbie to borrow money from a sophisticated hard money guy, who may be a shark in the business I described above, is not the smartest idea ever...I know plenty of hard money players; some in my family - never once borrowed that way.

I did 2 red eyes in a 36 hour period to do a turn over for one of my properties bc I couldn't get any time off work!

We are now in the process of screening potential tenants and welcome any guidance on what to look for regarding red flags. 

HelloAre there any members of bigger pockets who go to the Seattle REIA that is held weekly at the red loin in Bellevue?

The clue was in your description, "St Cloud is red hot right now".

He should be good at marketing, a skilled negotiator on your behalf, have his ear to the ground for movement/conditions in the market/neighborhood, utilize and share MLS data to come up with comps/ARV, have contacts with key players (inspectors, contractors, government officials, loan officers, attorneys, property managers, other investors, off-market deals etc.), quickly manage all the cumbersome paperwork/contracts/communication/scheduling, and know how to navigate a lot of the bumps that often prevent deals from closing while keeping all parties on the same page and moving forward.

@Charles Worth  right now I see them spread all over the country to competition in any one market will be negligable.. but if one decided to concentrate on a market and they bring in cheaper capital.. they will cream the best players and deals as the flippers who are getting squeezed on profit will be looking for cheaper capital.. 

I'm not sure about the market where you live but Dallas is red hot and everyone and their dog is sending yellow letters.  

Send you to a great "explainer of market rents"They will want to sign you up, just ask questions why they are good at what they do.have a map and a red penask what are market rents for a 3 B, 4B, 5Bwhat increases rent, 2 baths vs 1 bathgaragepooletc