I just graduated from college and have run several businesses over the past 6 years that hopefully helps increase my ability to do real estate investing.

I use Homeaway.comI started off below market rates to create demand and increase my 5 star reviews.I no stay packed and push my price to the higher end.

@Josh StewartThe mortgage lender i mention above did say that for a cash out i will need to wait 6 months...so i will adjust my numbers for the holding costs increase. 

Here in Barrie, it is standard practice for the students to pay an all-inclusive rent.  

Depending on the value of the property you will need to show up with $x,000 in certified funds to register to bid and if you are the high bidder you will need to increase your deposit to y% (typically 10%) of the high bid within a couple of business days. 30 days settlement is standard, so financing is possible.The difference in risk level between private auctions and foreclosures is huge.

How do I put in an increase in rent?

I don't qualify for standard financing so this feels like it's my only option.

It is standard for a title company to insure the lender and/or the buyer in the majority of transactions in the US.If a title company believe you will become a real estate investor and use their services over and over, all the better.  

You'll likely have to create/modify a standard buyer commission agreement.

Let them know what your expectations are. also let them know how you will handle things like rent increases and late charges.