But I've been around the block a few times.

A block or two makes a huge difference.

Things look rosy now but you can't even drive by the property to check on the lawn or see if there's three cars on blocks in the back yard.

This time in the world is actually deeply motivating me to start investing and networking to create more of an affordable market for locals here in Hawaii... which mind you will bring lots of road blocks as unions start putting their hands out for a piece of the profits!

What do you think your biggest road block is to get going?

For my particular situation I have the funds to provide the deposit in Cash and had a pre-approval letter from a private lender for this property (which is dependent on appraisal, title, and final underwriting decision), but am unsure if they will accept this as documentation or if I will be out my earnest deposit if I go for this opportunity.

Probably your best avenue of success if leads you generate yourself from post cards, calls, letters, and driving for dollars.   

I actually explain this to my tenants three different times at the beginning of a tenancy...verbally, in their welcome letter, and it's also written into the lease that they sign. 

If you delead, and maintain the standard, you will be in the clear.Here's the law (emphasis added by me):460.100: Duty of Owner(s) of Residential Premises (B) Whenever any residential premises containing dangerous levels of lead in paint, plaster or other accessible structural material undergoes a change of ownership and as a result a child younger than six years old will become or will continue to be a resident therein, the new owner shall have 90 days after becoming the owner to obtain a Letter of Full Compliance or a Letter of Interim Control, except that if a child younger than six years old who is lead poisoned resides therein, the owner shall not be eligible for interim control, unless the Director grants a waiver pursuant to 105 CMR 460.100(A)(3).

Scaling up to me leads to success.I am in your same position,and I joined one of the big education REI groups.Starting out FB adds,Craigslist adds and bandit signs can help you scale up.Eventually building a team that includes an acquisition manager to bring in qualify and accept leads for your business.I have a CRM and access to send post cards or yellow letters to different situations.I have targeted pre foreclosures,out of town owners,etc.Always have a sign in your current projects too,people are curious some of my best referrals have been through my own projects neighbors.You have to do some research to see what works in your local market.Keep up with what is working and what is not.KPI.Scale up at your pace,you are successful!