@Wayne Freeman REO's are a good way to make money wholesaling, but they do usually require more earnest money(typically $1,000), and you have to know where to find them.

@Jeremy Geyer The BRRRR can be a dangerous strategy, if one does not consider the Big Picture and potential negative ramifications. 

As an aside, Out of state renters are usually much less serious than they seem.

Usually that means that the borrower has started missing payments.

Usually problem tenants don't want to live with their landlord.  

If she is still giving me negative tone through the email then I will move on and continue looking for more great deals. 

I'd go to your county courthouse, there is usually a desk there for free legal advice with an attorney, or they can hook you up with a low cost attorney.

Usually If the roof is leaking they'll just tarp it to protect it, and most won't even do that without constant pressure from the listing agent.

This is usually better money spentI've also found there's a demographic of well-educated, financially responsible renters (like grad students) that don't care at all about air conditioning.  

Or is the initial purchase bank usually willing to do the refinance once rehab is done?