Second, your all-in cost is estimated at $113k, but your ARV is $115-125k, So you are taking all the risk of the rehab to get what?

But as a personal investor myself I would say look for someone who has done volume, compare their rent estimate on rentometer, look at comps to compare their price, check them out on Better Business Bureau, ripoffreport.com, turnkey-reviews.com, things like that, ideally tour the places you are considering, but that might be a stretch from Hawaii  

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookDownload BP’s newest book here some good due diligence in Chapter 10.

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.

I live in MI & I'm looking to accumulate a dozen or so rental properties however being new to the industry I'm seeking advice as to how to do it successfully.

I live in MI & I'm looking to accumulate a dozen or so rental properties however being new to the industry I'm seeking advice as to how to do it successfully.

I want to try to maintain the lifestyle I have accumulated while working my job (that I really don't like anymore) by bringing in close to my current salary.

All of what I hear is from investors who started out with no kids, some not even married, meaning they just had to worry about supporting themselves.Is there an experienced investor out there that got started in real estate investing when they already had kids, a spouse, a house and other responsibilities that they accumulated before they jumped to RE investing?

My only regret is not getting more estimates prior to hiring the company I'm with, they seem expensive to me but on the plus side they respond within an hour of my call so I don't have to worry about scheduling them.  

Points charged by the lender (wouldn't you only get this once the bank has the property info), Cap rate, closing cost ( I normally estimate about $5-8K but if you are doing a rehab loan wouldn't it be different?).