@Nick Brubaker - I'll put in a word for HomeProbe inspections as well. 

I put in a call today to a broker I was referred to.

The only way to put in "less" money though is if you can truly find a deal.And, for me, a deal is anything that I can be all in at (i.e. purchase plus rehab) for 70% of the ARV (after repair value) and that will have a gross monthly cash flow as a rental based on 0 money into the deal is 400/mo or better.I figure if I'm all in at 0 and my gross monthly profit is 400/month or more, I'm going to make money between net profit, principal paydown and appreciation.And don't forget, even if your return is only 20 or 30 percent today.

and What all should i put in the email? 

and What all should i put in the email?

If you're actually going to take title to your properties, you'll need to buy a sign to put in the yard, a lockbox, more contracts... etc.I do know that the only way you'll ever make any money is make offers, the more the better.

We've put in some bids, but they've all been beat in bidding wars and prices continue to soar.Our rental lease is coming to an end at the end of the month and we have to renew, along with a rent increase that we received a few days ago.

Before jumping in you really need to decide your area of investing. how much do you want to put in ... time, energy, mental fortitude (the 3 "t's"  tenants, toilets and turnover). a REIA club will help you with that. freebie seminars will help you as well.... if you learn one thing that will help you avoid mistakes, money left of table, it's worth it.

Using your theory why don't I put in 70% or 80% and get a loan for the difference.  

Is there anything that is a tell tale sign I shouldn't buy if not willing to put in 20k or more?