In the right cities, we have excellent appreciation rates and rental income rates. 

I just received "The Book on Flipping Houses" and "Flip" in the mail this week, so I will be diving into them.

@Sean Graham, I recently had a tenant who was non renewed and they didn't pay last months rent so they had a deposit for their new place.I am in the process of taking them to small claims court for breach of contract where I will ask judge to also have them pay my costs to file and serve them assuming I win.If you receive a judgement and they still don't pay them you can file another form to garnish their wages.I don't intend to make garnishment a hardship so they have trouble paying rent at new place and will be open to a 12-36 month payback term, so long as I am made whole on rent and fees.This is my first time going thru the process so I am uncertain of outcome, although I have a paper trail for rents paid and unpaid, and texts from them admitting they were not going to pay.Here is a helpful link.http://www.ag.state.il.us/consumers/smlclaims.htmlBest,Ashley

One is that the housing market in this area is so hot, it seems like getting into it now is an excellent way to spend a lot of money on learning and doing rehab's, only to have the market cool off before I can really capitalize on what I've learned.

Will you be receiving payments during the term of the loan?

Who is receiving your mail piece?

If you want a specific CoC return @Justin Fox gave you an easy way to set a CF goal.If it were me, I'd figure out my goal and throw the relevant data (rate, appraised value, LTV, Op Data ect) into excel and have a data table show me what my CF looked like under different circumstances (ie. varying combinations of LTV and desired return) Then, assuming I had its modeled out, I'd do the same for IRR. 

The argument can further be made that even advertising the sale of the contract (as opposed to advertising the property) is still brokering because you are bringing a buyer and seller together with the full intention of receiving compensation for your efforts.

In this circumstance we are looking at having the individual prepare lists from using the local circuit court access website, mail envelopes, and receive and filter calls. 

Have you called around and received quotes from some local insurance agencies?