Spending 1.5 hours a day driving, i listen to a lot of audio books.

@Matt Kalish Seeing that you live in Miami I would suggest starting off with something within 30-45 mins driving distance if this is your first go at it.Miami/Fort Lauderdale command very high hates (more than I got with the keys) and you can rent for any amount of nights instead of being restricted to 7 or 30 days.

need help to make sure i have the right steps ( basic format) -find cash buyers & their criteria -drive for dollars , organize info into my laptop-find comparable prices to what its ARV could be - call the owners & pray that they are motivated & find out if they owe anything - find a contractor to help me estimate the rehab costs -offer -pray that they sign -go to title company ( & say what?

There may be other factors at play here two, but that was the most obvious one I could see on the spreadsheet you shared.

Patrick green , the only thing I did was drive around my neighborhood and look online so far.

The biggest factor though is trust, and it can be nearly impossible for a lot of people to trust something they can't talk to/meet with in person.

We spent 2 hours in a snow storm driving around the area for the parts.

We're in a great market for real estate investing here in Lubbock, and it's even better that you live here and can drive by in person and see properties if you want to. 

@Austin PetrieGetting a good ROI is usually a factor of buying really well and managing really well.

In the mean time, I suggest you read about Driving for Dollars in the forums if you haven't already.