I'm based in the Lowcountry of South Carolina.

Avoid using email as much as possible, beware of attachments, get any wiring instructions over the phone and verify those wiring instructions by calling the bank back at the number on their website. 

If you have a good title agent like I do, they'll pick up the phone and call the seller to see what's going on.  

I actually work in Huntsville on the base.

His paperwork is a bit better and he gives his phone number and email address and is willing to hold your hand and support you.

After initial phone talks and we decided that it is a good match, I informed them about my goal: I have Y amount of money and I would like to purchase houses that have 2X% (two times X, not 20+) net cap rate.

Specifically, do you look at comps on the market or try to find what value would be based on the cap rate? 

He worked at a military base 2022-2023, but his paystubs are from 2022?

Don't you love it when they paint over oil based with water based?

They are unlikely to be in good areas, so you won't get the expect ROI results.There are several lenders that will fund acquisition+rehab transactions based upon the After-Repaired-Value (ARV).