An example: I've found a good deal (I've run it through the BP calculator and the numbers are excellent).

Once the rehab is completed, the rents I receive were already considered when setting the purchase price.

For example out of 1,000 direct mailers will receive 160 call backs.

It’s not going to do you much good if you pull a bunch of equity out and increase your payment (likely with a higher interest rate) and the paymentand expenses are higher than what you’d receive for rent. 

Ask to be pre-approved and to receive a proof of funds letter (POF).

You must be crystal clear that she is required to adhere to her lease and that she has received her one and only warning.Sent this to her in writing and keep it in your tenant files.

It's very common to find people on BP listing their flips and later wondering why they aren't receiving offers.

That being said, I would ask the seller what interest rate they would like to receive in a short term note and let them answer.

@James Rodriguez I have an excellent attorney send me a pm

This was a good learning experience, however, I do not recommend out of state rentals starting out unless you have an EXCELLENT local team in place