My business model targets tenants who are not "time-sucks"even if I have a property manager, because I value everyone's time and their time as money.  

If you add just a little of this and a whole lot of nothing too costly, I'd say your investments should bring you quality tenants, who will take care of the property (hopefully) which will bring you more rents, which is likely to be on time, probably less repairs overtime assuming you've fixed things properly during the re model and so forth.

I actually built a fairly comprehensive  VR model and almost every property I put in doesn't cash flow, so don't be discouraged and just keep looking for that 'right' opportunity.  

You’ll want to leverage other resources for modeling, and you might consider outsourcing to an expert if numbers aren’t your forte.My rule of thumb ... if you personally can’t build an excel model that accurately creates a picture of a deal, you should consider outsourcing.

Once they have your financials on file and feel comfortable with your model, financing is much simpler to get and they often can have ideas for financing you might not have thought of.

You've got a great model going with the private lending. 

great start, keep doing your research.Hard Money- this is a business model and is a legit operation. 

Mine is $15k which is eerily close to J Scotts but considering we are in similar areas and my business model is pretty much completely based on his books it is no surprise our baselines are similar.

Does it look like their possessions or is it left behind trash? 

I know all over the Caribbean there is ROP (Rights of Possession), squatters rights, etc.