I did some reading up on returns, providers, prices in various neighborhoods in the country including Indiana, Chicago, Texas (Austin, SA, DFW, Houston), Raleigh, Charlotte, Atlanta, Florida (few cities), SLC, Baltimore, Cleveland.

Make sure they invest themselves or at least are on the same page as you re: returns, ratios etc.Good luck!

I think you nailed it on the head already... differs from lender to lender for sure... my experience has been that it needs to be 12 months of rental income on your tax return so it would depend on what month you start renting it.

After ten years, the seller is paid and all the gain is reported.IRS Form 6252 is the form you complete on your tax return.  

I would say ARV will be somewhere around 90k with the cash flow it is producing.Im looking for a conventional mortgage 15 or 30 year, will pay off in ten easily.

Return on Cost2).

Most of the properties I come across just don't have good returns when I plug in the numbers. 

You then are attempt to acquire leads with "direct mail" and "driving for dollars".Direct Mail is a low return marketing channel, and the very best you can expect (even Kohl's, Vons, any local real estate broker) is a 1-3 percent return rate. 

I am on Maui and I have several clients that are making from 8-12% cash on cash returns with vacation rentals.  

That can easily be solved by joining the local REIA (Bluegrass Real Estate Investors Group) also like Ryan has mentioned.