She presumably has a $500 deposit that is tied up and possibly deposits on the utilities, so for her to move, she would first have to be able to.

You'll have enough money to pay back the short term loan and then some money to put into your next deal with another short term loan.If you go the conventional 20% bank mortgage then you're money will be tied up for 12-24 months.

Having those jobs will allow people to have stronger incomes which relays into the affordability of rental units. 

And there will be some narrative tying it all together to be packaged / submitted / sold to underwriting.

My personal capital is tied up in another BRRRR at the moment, so I will need to find a private or hard lender to complete it...

Hi,Just wondering as a newbie y should i look for deals in an area where there are big investors with big portfolios, knowing that they might have come across this deal and passed it on. i mean i always have this fear of not doing this right cuz the bigger and stronger ones have passed it on.Many thanks.

Search BP for skip trace tactics and tools.Mailing letters/postcards to agents (bring me your too low equity to list sellers), long days, expireds is expensive and takes a long tie to get that seller to call. 

Do I have an agent draw up a rental and a buy contract, can they be tied together?

First, it’s delusional to think you’ll buy a $100k plus house for $3k at auction...there is competition and the bank will have a minimum acceptable bid, likely the mtg amount.Also, you really shouldn’t be tying some person’s property when they are facing foreclosure if you can’t and don’t actually plan on buying it.  

Real private money lenders know how to do basic math and determine when and how their money is going to be tied up.