Not to contradict Rick, but before paying a designer find an experienced contractor (preferably with background in your type of project), they'll have the knowledge and ability to work with you as you mentioned.

I've heard they prefer w2 income.

Scott The Book on Flipping Houses,The Book on Estimating ReHab Costshttp://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.You might consider Niche or Specialized Housing like student housing.

You may find that after submitting several offers thru different realtors that you prefer ones style and personality over the others and decide you want to work exclusively with that one.

If you want to know what niche to get into, get into the one that has the best demand.

Some thoughts, but this might be more personal preference: I don't see property management fees, maybe you will do it yourself, but you should consider your time.I would want to be comfortable with market (are jobs increasing is housing market stable etc.).I assume AM means adjustable mortgage?

I actually prefer the original source of this report from realtytrac at:http://www.realtytrac.com/content/foreclosure-market-report/year-end-and-q4-2013-home-flipping-report-7971It's too bad they don't have flipping data prior to 2011. 2-3 years of data is almost too short to have real meaning.

Simply put, the title company suffers the loss and can’t come back to me (seller) to recover those losses.I certainly don’t fault anyone for selling via GWD, but I prefer to mitigate my risk in every way possible when selling and the SWD is just one arrow in my quiver that assists in this objective.

Most banks will not do this, but there are a few niche banks out there.

Scott The Book on Flipping Houses,The Book on Estimating ReHab Costshttp://www.biggerpockets.com/flippingbookLocate and attend 3 different local REIA club meetings great place to meet people gather resources and info.Consider checking out HUD homes for small multi's owner occupied gets first crack.You might consider Niche or Specialized Housing like student housing.