If you ask them for proof, they run to a doctor or a web site and get a letter.You have to determine your comfort level and how you want to proceed.

i'm having difficulty determining if I should get an FHA (95-5) or HEL (80-15-5). 

@Peyton Leal My first comment will be Education. start there. in addition to that look at your financial situation to determine where you want and Can go..?

I don't think taking the lockbox off will help you - it's much easier to pick the actual lock, than cracking the LB open.You won't be able to meet the scammers, they will ask you to mail money.. 

I guess a good CPA will be able to help me crunch numbers before sale to determine whether I can do a 1031 and if I even should based on investment plans.Would you all recommend I find a good CPA in California near the property (Silicon Valley area) or would a local Texas CPA near where I live now suffice?

I would start by showing up with keys and determining if they are still living there or if they have abandoned it.

Nicole - the HELOC is a good option for the  down payment source …..if you dopnt already have the heloc in place ..get it in place  for as large of aan amount as possible  …….once you locate a property to purchase - you can then  determine if the HELOC  is something you want to use for all or part of the funds needed

So Google “real estate meet ups Baltimore” , pick several and go network.In addition to defining your strategy/focus as Ned mentions above,  another action step is to lay out the steps you need to complete (preferably in priority order) to set yourself up for a faster ramp up in your area of focus.  

When temperatures drop to a point where the heat pump can no longer do its job (i.e. somewhere below -13F to -20F) - perhaps even prior to that point when COP factor on the heat pump drops below a pre-determined threshold - the existing furnace would fire as the stage 2 heat source.If your oil furnaces are much more than 20-years old, their efficiency will likely be less than 75%.  

If I pick up a property for say 60% of appraised value and I put together a lease option to an end buyer for 100% of appraised value on a 3 year term, after a seasoning of 6-12 months from the bank, can I refinance the property for 70-80% of appraised value while it is under lease contract?