Creative use of timelines, having adequate EMD in case something goes wrong, ensuring you get it locked in quick enough that if it falls you are paid for your time.

At the time I thought mortgage rates were low and locked in around 4%.

My lender could have locked me in for 4.6% for investment loan at 75% LTV a couple weeks ago based on a property I was interested in. 

During that time I changed the locks and gave them my flyer which has my contact info on it and where they can drop off or mail the rent. 

I always post the notice to the door , I tape it over the lock so I know they took it off to get in the unit..

If you do anything like changing locks, cutting the utilities, the tenants will sue you and they will win - and they'll win triple damages (see MGL Chapter 93A).As far as Fannie Mae Homestyle loans, I believe that they're for owner occupied only.  

This triggers and exponential effect on your COC and ROI way beyond the % of commissions paid.

I'm not in the game yet but I plan to be soon. anyways, here's my suggestions straight from my notebook:bombproof long holds durable countershardwood floorsGranite countersno exposed ceiling fansoil paint bathroomsrecessed lightingstainless appliances Doorlocks with replacable cylenders so changing locks is quick and easy no wood windows peel and stick tiles for short-term holds

I am locked in much lower than what I'm seeing now so worried about losing a good deal of equity cashing out and getting another 2 loans (for primary res + investment).Will post again as I make a decision and will include more details as it may help others going through similar situations. 

We're getting closer to pulling the trigger on our first deal... we just want to be sure we get all our ducks in a row so there are limited surprises.