I really was hoping to find a property that could essentially take care of the mortgage costs plus maybe a bit of the utility costs as well as some taxes as well.

Devon, if you are worried another investor may contact the seller directly and offer a lower price, there is an instrument you can record called a "Memorandum of Agreement" or in some counties an "Affidavit of Agreement" this will record your interest in the deal, essentially placing a lien on the property, aka clouding title, while your purchase agreement is in place.

Because social media is going to become the essential part for future Realtor.

The signs simply go in high traffic areas near neighborhoods where you wish to invest.As far as the call script, I think this article by Danny Johnson is excellent:15 ESSENTIAL QUESTIONS YOU SHOULD BE ASKING SELLERS

Even then, you might be better off focusing on these same type of techniques where you're investing with other people's money, essentially, which leaves your own money available to work for you in other ways.  

I know from reading the forums that research of the market is essential.

While living in it, I could fix it up myself with the money I would have used as a down payment ( 15,000) and I would essentially be paying her mortgage.

Michelle Watt yes, you've essentially answered your own question.

The rehab essentially gets "deferred" until a later date.Since most of what I need to do to this property is outside the house, it would give us some cash flow and let us do the exterior stuff a bit at a time around our busy schedule.

My thinking behind using all of my own capitol upfront was that we would be able to cash flow more per house because we would get lower rates than hard money and also not have to pay PMI...while essentially using none of our own money after the refi.