I could tell just be the way they were talking that if they had successfully closed on the property, they would be leaving immediately in the middle of the lease. 

Also - start hooking up with flippers in hot zones in KC - east of downtown a bit, and south near 71.

They are seasonal as no one wants to be here in middle of the summer when its 115 degrees.

Changing lenders in the middle of a deal is not the end of the world, don't work with someone you don't trust or don't like just because it's inconvenient to change. at the minimum it costs you nothing to call a few other lenders and interview them to get a reference between what you have and what you could have. 

It came with a set of tenants (a middle age man, and a middle age woman and her boyfriend) who have been decent.they do pay but it has been late I usually get it on the 5- 10th every month.this month I have not seen It yet its the 13th. another thing I should mention its heat and hot water included and they are paying $500 below the market rent. should i evict them and find someone who can pay on time and the market rent?

They just signed a contract this year for an East Side Redevelopment program that looks pretty promising.

My last deal is in a small community East of Dothan, Alabama.

But from what I've found:The really good ones have plenty of referrals it seems they don't want to pay for any more (at least with my preferred agent that lists my properties).I don't want to refer my dear sellers to a sub-par agentThe agents in the middle by-and-large don't want to itemize paying for leads as a marketing expense.

The numbers I need are impacted by the demographics you speak of, but the results for the best, worst, or middle ground are not universal to the dollar sign numbers. 

I have a full-time W2 job, 1 rental & in the middle of one renovation (brrrr).