Even then, many clients end up finding themselves working with a broker since lenders can change their guidelines, pricing, and terms etc.. at any moments notice.

first, you need to understand what created the motivation for an owner to sell the house, then create the list according to those metricsAlso, you need to have a plan once you get a list, how are you going to get in contact with them It all depends on your budget. 

I'll answer your questions first here and then expand on a few things as well.1. would a duplex by a cemetery make for a good rehab and rental?

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Rates for DSCR on a purchase today with good FICO should be in the low 7s so just run Market Rent Divided by estimated PITI and if you're above 1.0 then you don't need to worry about the appraiser's opinion of that basement (my gut says appraisal gives no credit to projected rent out of the unfinished basement... but perhaps it doesn't matter?)

Then when you see a lead you like purchase the individual lead.

If not, she will eventually find a new place, stop paying rent, string you along, and then move out in the middle of the night leaving you with a vacancy, past due rent and most likely a mess and damage to the unit.  

If they say no, then ask them what options they recommend since they are the ones limiting your progress to improve the community.  

there are lots of options with you budget I invest in toledo where cost efficient properties are available in good areas More then willing to chat about it

I'm leaning towards getting the house then quitting the job a few months after I'm settled and having tenants pay most/all of the mortgage.