Unfortunately you can find agents that have no clue how to calculate NOI, etc. 

In reference to cash-on-cash return, when calculating how much money was invested into the property, should I include any money that came directly from me that I put toward the reserves?  

A 50% LTV loan is a pretty safe bet so you'll probably be able to get somebody to bite assuming you're willing to pay the points/higher interest.Another option would be to contact some credit unions in the CT market you're property is located in.

Just make sure you have a solid and proven strategy, use as much leverage as possible and calculate the risk before you invest. 

The BP calculators are a great tool as well and what I first started using.

After plugging numbers into the BP calculator, i get over 100 per door on each of them.

@Alex Silang I am not claiming to be an expert but I think your best bet would be to look for a turnkey provider in a place conveniently close to you and see if they would be willing to give you a role in what they do - maybe doing something you are already good at, so they benefit, and in return you see and learn what they do.I am suggesting this because in my line of work there are many many people with academic and theoretical knowledge but they often haven't ever really applied any of it.

I have also listed below my report from bigger pocket calculator on my return for the flip.

I’m starting my LLC, have a business plan, and I’m very familiar with the BP calculators.

Driving for dollars seems to be our best bet as of now.