I have the cash to do a flip in 100-150k range, but want to use leverage if I can.

Most of the homes on this street can be purchased in the $10k range and look decent with another 10k work. 

Pinpoint an area, price range, and basic plan.

Most of the residential units had at least a fridge and range.

I want to be respectful of that. 

If you and I are both analyzing the same deal that is 1000 miles away from our respective homes, you are going to be nervous to lock it in whereas I will likely be a lot less nervous because I've done this stuff before.

If I am charged one penny more than i am supposed to be in a transaction and i am not properly notified and have time to figure it out if the property is still in my affordability range and worthwhile to me.....

i look for SFR, Condos, Multis in the 250k range but i will go higher or lower as long as the profit is there.and i need to get the property at a good discount. non REOis that too broad to tell an agent or should i set my criteria more specific

Selling would trigger capital gains and depreciation recapture (15% and 25% tax, respectively) unless you lived there for 2 of the last 5 years.

That's been the going price range for about a year.