Just like television advertised for 50 years before the internet to keep their programming free. 

Typically 10-12%, unless you have a pretty big portfolio.What about water/sewer, lawn care, snow removal, and admin/professional costs.I bet you end up between $800-900/month cash flow, but that's still really solid!

Best bet is loopnet or har until you’ve got a few deals under your belt.

Best bet is to go down to city hall and talk to them and get your questions answered on what you need to do.

I've scoured the internet and attempted to contact some other HML lenders on what they are using but have had no luck thus far.

You never know what situation a person is in, you may not be aware they would never sell a home through a Realtor, and you may not know they've had their home listed as a FSBO for the past two months with zero traction.On top of that, mailers, bandit signs, canvas neighborhoods looking for the odd house out of the bunch are your best bets as well.  

If these are bills that the tenants are responsible for and are solely in the tenants' names (like cable, internet, etc), I wouldn't get involved or concern myself with it at all.  

When we went through the potential property I bet there were 40-50 dead bats in various parts of the home & the smell was terrible.

I think your best bet would be to hire/pay someone to come out and give you an estimate on repairs for the property before moving forward.Best of luck to you!

I have some experience in sales and negotiation as I spent some time in the automotive industry doing luxury floor and internet sales.My research has led me to believe that one of the most accessible ways to begin would be to start out wholesaling.