I was a correspondent lender for a national bank when I use to do retail.

I ask for a lot of EM with investor buyers, but I'm wondering about EM and it's ability to make retail buyers perform.

We were more concerned about what the end buyer or retail buyer thinks about us rather then the company I was buying the house from. 

I am currently interning for a friend of mine that owns a real estate investment company and am learning at a very slow pace due to only being there once a week. 

Tell them you're an Investor and it's not a Bank's Appraisal or retail report.

Google them and then pick the company that you feel the most comfortable with.Also I like the Idea that the performance out paces the taxes or other losses.

I also have 100% equity in a home that should value at about 120k retail.

While it's tough to estimate from a picture (at least for me), I'm going to guess that roof is about 12-14 squares.In Wisconsin, typical roof tear-off and replacement is $250-300 per square at retail pricing.

I don't do as many retail flips as I used to but when I did we averaged about 19k net profit over approx 24 flips.

Once you have a little money in the bank, focus on the wholesale side of the business and get those reserves up a bit.Congratulations on taking the first steps, now just keep moving at a conservative pace and do not let your emotions rush any of your decision making.The good news is that you have all of the tools to make it happen, it just takes time.