I would not recommend you trying to finance a foreclosure until you've had a bit more experience.Foreclosures are generally sold at the court house steps for cash, so there's usually not enough time to get bank financing.That leave private lenders, but without these relationships already in place (and a solid track record) that's not a viable option yet.Instead, I recommend you get very good at recognizing (and creating) great deals, and then wholesale those deals to build your cash stockpile.

My opinions have been proven wrong before!

Fannie Mae or Freddie Mac (if you recognize those loan types) will allow you to do a 75% LTV cash out loan on a single family home. 

And if not, I'm looking for a realtor who specializes in advising on cosmetic rehabs and has a proven track record of maximizing seller profits.

She is from MX and English is her second language and is in the process of preparing to take the TOEFL as she recognized that she need to improve her English prior to going back to work.

Does anyone have any recommendations for the most effective content,  or can direct me to any proven or well-written copy to maximize the response rate for these emails?

Always consult with your attorney before you rely on the above information.Shouldn't the Full Faith and Credit Clause of the Constitution require the other states to recognize a validly executed Massachusetts POA?

My current tenants had been with the old landlord for 5 years and he had excellent things to say about them and it has proven true.

You just end up with a hostile tenant with nothing to lose and a proven inability to make timely monthly payments who sees you as the @#!

Reduced energy costs that can be proven should translate to a higher purchase price.