I've never built a 12' gate and/or a rolling gate.

Working with the contractors is the part that makes me nervous, because I worry that they will just try to roll over me and kind of push what they want, and not do what I want, or not take me seriously.

They refresh their lists every 3 months or quarterly so when April rolls around, one of the investors in the county you want may end up terminating his subscription and you would then have dibs on one of those 3 spots.

I tend to get my ball rolling so I can get off my keester at this job and do something I have found I really enjoy.

Looks like I'm moving to Washington, give me a couple weeks to get things rolling Brandon, I'll find you deals. wait.. how bigs your county?

I know Wheelersburg / Southern Ohio is pretty rolling.

Just like you I feel like my entry into REI is through small to medium MFR, but I may start with a SFR to get the ball rolling.

In theory, you are correct.In reality, keep in mind that the $20K rehab costs may not get rolled into the loan, which would potentially mean the buyer's out-of-pocket is $20K higher, and therefore his 10% ROI is no longer 10% (since the amount invested has changed.

I am eager to get the ball rolling but plan to draw out a very clear vision before executing anything.  

You can't expect your attorney to be a lawyer, marketeer, investing specialist and negotiator rolled up in one.