But lately have had a hard time finding anything to BRRR or even with enough skin to flip.

You will need their names and email addresses.

Join off-market Facebook groups and local RE investor FB groups to get more local information about potential off-market properties, and find investor-friendly RE agents who are willing to work with you.I would recommend for a first deal at least to get something closer to home, easier to get back and forth to for your own sanity, ability to check on either construction or tenants, address repair and maintenance issues.

I have an REO broker with over 15 years experience to help guide you through the process if you have not done it before.I'll work with you on ensuring everything the Am's are lookimng for is addressed in your resume.If I do not get you listings it does not cost you anything.

Many small businesses that are home based need a business mailing address and the use of meeting space and an occasional office. 

These all require applicants to submit an acceptable Letter of Explanation addressing each specific issue and occurrence.Rental HistoryBecause a current landlord may say anything to get rid of a bad tenant out of desperation, we also require information for the previous landlord of all applicants.

Consider all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

for example when changing cabinets, addressing trim, door pulls. hot water tank replacement: place a pan under it.  

Personally, I'd be nervous to not get some type of deposit from my guest because I like for them to have "skin in the game" 

You can use a card reader on the coin-op feature to address that, but you are into micro-issues at that point that I wouldn't want to deal with.A proposal: Tenants, installing separately metered water and electric lines that I pay for, then bill you for, will cost me $5,000 (or whatever).