Most newer investors in the game now a couple years are running around taking money as experts from other nesbys.

So long as you've got good credit & income you should qualify for a loan.On top of that there are a couple exceptions that would allow you to get an FHA loan such as job relocation or family growth.

I might have a couple contact for you, I'm connected with other wholesalers in different markets and just picked up a package of 5 SFRs myself to wholesale.

It has been going up 15% for the past couple years. https://www.weknowboise.com/blog/real-estate-market-trends/ That's not to say I want to 'bet' on appreciation, because I do not want to be playing that game.

@Csilla Veress A couple of books that may help with understanding PV (present value) calculations, as well as note investing in general, are:Invest in Debt by Jimmy NapierPaper Profits by @Joshua Andrews  (my personal favorite)This blog post by @Mike Hartzog may also be helpful:https://www.biggerpockets.com/blogs/5359/41924-doi...PV is the way most note investors do pricing for performing notes, but for non-performing, you'll want to build an ROI calculator as  @Chris Seveney suggested so you can look at various exit scenarios and take into account costs like servicing, legal fees, insurance, etc. 

Sure its not a flip but aleast you can make some money and save up and become great at marketing so you can do a large amount of flips in a couple of years.

This should only cost you a couple hundred bucks.

I contacted Lake Michigan credit union and was told by a couple different people they don’t do refi for out of state investors, any ideas about this or other suggestions 

A slight nuance - I've won a couple auctions (Auction.com) but before I closed, the owners brokered a deal with the bank and my closing was cancelled.

The hit jogged me just a little bit and added just a couple more things to my trauma list as a child. for the next couple of months i began having memory flashbacks to memories that as kid were suppressed.