The list pulled 600 leads and we did a mailing with a form that reached out to the all by name explaining we had tried to contact them before and had strong interest in property they owned and we had the ability to buy cash. 

I would recommend that you work on developing a strong buyers list with buyers who know what they want.

The area is more C+, bjut I'd never recommend buying a property with tenants in place unless there is (a) a strong and documented record of timely rental payment; (b) you have the opportunity to speak to the tenant about the condition of their unit and the property in general prior to the purchase; (c) you run a thorough background screening on the tenant to make sure they will pass your standards for a resident.Agents often seek to sell properties when they should strive to build relationships by offering good investments.

How would they build a strong reputation? 

But it's still a pretty rough neighborhood.Only 5 of these have sold on the MLS in the last 8 years (nothing in the past year) for over $250K including the fully restored, 9500 sf, Spencer-Eccles Mansion for $528K in 2013.If you're passionate about the architecture and willing to stick it out 5-10 years you may look like a genius.  

In this case, your GRM and cap rate were so strong, I wonder if they are not in contract OVER their original list price. 

Right now I'm looking to get my start with some wholesailing, mainly focusing on growing a strong network.

Max dti for automated approval through GUS is 47% housing ratio and a 57% back end ratio (and this is pretty much everyone, lenders don't manually underwrite unless there is an automated approval issue) - even then 31% and 43% are just placeholders, HUD allows 37% and 47% by meeting residual income requirements and no further compensating factors on R/E loans, and you can exceed 37% and 47% (most lenders will cap back end at 50%, but you can go to 57%) with strong compensating factors, such as assets.  

I have laid out plans in a way that the property is ready for rehab, Architectural drawings are in place, building permits are in process, Scope of Work estimates from 3 GC in place.

Lots of great connections all over but we also have a very strong and active contingent here in MA on here so make sure to find them (Set up some keyword alerts to find out about local topics) and get connected.Besides doing that on here make sure to get out to some of the many local investor events we have.