We also have about 40% equity in the house so the thinking was we could take that and leverage more than we are now to step our game up so to speak.  

My question is: What do we need to have lined up from a financing perspective and what do those steps look like in order to move quickly on a deal when we find one?   

Based on what I know about you and your situation (almost nothing) I would recommend you get a job and ensure you are financially stable before pursuing investments.

I can’t stop reading up on real estate investing, listening to podcasts, and getting lost in these forums.I think that the smartest first step for me is to try and get a job at some real estate company doing finance.

Happy Thanksgiving BP..Hey guys So I've identified a few properties that I want to take a closer look at and possible put an offer in so that I can rehab it, that's my end goal. So recalling from your guys experiences...

The 1st step is to get pre-approved by a lender.

That was about the forth step in the process.

We just want to take the smartest first step.

When I got tired, I just had to keep moving forward, one step after another and not get discouraged.3.

You need something to protect you against all the eventualities - like another broker stepping in and claiming "procuring cause" for the buyer.I'd talk with your broker and get an attorney to draft that agreement.