I only bought props pre foreclosure with significant equity. 

We roll 100% of rehab costs into the loan package with 4 draws for licensed contractors.

Generally speaking, with SFR or small multis, I just rely on the lease/rent roll (and some form of proof of payment; i.e. bank statements, deposit receipts, tax returns, etc.). 

My spouse only makes about 45k pre tax and I essentially cover most of our living expenses except for groceries. 

Quote from @Jason Hatfield: @Jaycee Greene  they require a non refundable deposit and give 48hrs to see proof of funds I would suggest developing a relationship with an HML/PML that would give you a "guidance line" that would basically be a "pre-approval" for situations like this to present to the buyer/auction company.

Do you have a pre-approval or proof of funds ready?

Collecting rent rolls, walking properties, learning who's doing the best in our sector/niche and how they're doing it, finding partners, all of these things I'm fairly good at, as I've been doing this for my recruiting agency for the past 3 years.

You are at 72% LTV - you can roll up to 80% LTV in the loan for closing costs - maybe its the case you have to come out of pocket a bit on closing costs.

I’ve been investing for almost 3 months now, and have just started cold calling my call list of pre foreclosures aka I don’t have any properties yet.

The modeling of this is actually pretty easy (see link: 42-unit proforma sample), but my model treats the pre-refi loan as I/O, but that can be updated based on your deal.