It's great that you're spending some time educating your self first.

Credit isn't as important if your interested in creative financing techniques, I would highly recommend spending that money on more advanced education and or marketing depending on which strategy you end up choosing.

The problem with that is he and many others like him have little to no experience doing the negotiations and spend most of their time trying to get listings, etc rather than attacking the bank negotiations in a productive and efficient manner.How do you know the agent did not present the offer?

How much time do you spend in due diligence before presenting an offer?

They'll come in, spend 15 minutes looking at the property and make an offer.

What would be good strategy on this property.1) Buy this property at $460 K  with conventional mortgage and spend 25k in rehab before renting this out .2) Buy this property at $460 K all cash , rehab and rent it out and then get cash out on the property 2 months at appraise value of $560k after the purchase to get the max ROI.If I go with option 2 is there any lender who can refinance a property 2 month after the purchase?

He was scrambling to have it ready before the first guest arrived. 

You have to spend time and/money to generate leads.

What is your normal spend? 

That 512% looks impressive, but i have yet to meet anyone that can spend %'s I have some that are Way better by your standards then, one of my more recent deals I paid $7K for the property spent $27K on the rehab paid for it using a line of credit I have against other properties i own, got an appraisal of $92K have a renter at $870/mo and did a cash out at $50K (banker would give me 75% but i dont need it) so if i have none of my money in the deal, and i pushed the value up $58K whats my COC?