I’d fix all those items, they seem very easy.

From experience in BP meetups conversation typically comes fairly easy without a whole lot of moderating.

It's a disciplined path but nothing good comes quick or easy.

It won't be easy and may even be a bit reckless, but if you're diligent naybe you can make it work.

I am particularly looking for properties with extra cash flow, and now those are not easy to find, everything i see is almost close to zero cash flow with 20% down, am i looking in the wrong places?

Especially if there’s not a lot of profit easily made (& I guarantee you; nothing is easy or cheap in long distance rental reno!)     

I interviewed a property manager that was referred to me by two contacts I have.

Besides asking to speak with references, what some other ways to vet out a lender?

Based on a easy 10% return on equity you can see how your properties are all losing money.

If it's relatively easy, and something you can deal with, then get the process started ASAP.