After your rehab and you drive ARV higher you can refinance with your conventional guy and likely pull some money back out.This was my model for awhile and I got pretty good at it. 

Seems like pessimism with sarcasm and hidden agenda is driving you.

Spending 1.5 hours a day driving, i listen to a lot of audio books.

@Matt Kalish Seeing that you live in Miami I would suggest starting off with something within 30-45 mins driving distance if this is your first go at it.Miami/Fort Lauderdale command very high hates (more than I got with the keys) and you can rent for any amount of nights instead of being restricted to 7 or 30 days.

need help to make sure i have the right steps ( basic format) -find cash buyers & their criteria -drive for dollars , organize info into my laptop-find comparable prices to what its ARV could be - call the owners & pray that they are motivated & find out if they owe anything - find a contractor to help me estimate the rehab costs -offer -pray that they sign -go to title company ( & say what?

Patrick green , the only thing I did was drive around my neighborhood and look online so far.

We spent 2 hours in a snow storm driving around the area for the parts.

We're in a great market for real estate investing here in Lubbock, and it's even better that you live here and can drive by in person and see properties if you want to. 

In the mean time, I suggest you read about Driving for Dollars in the forums if you haven't already.

The townhouse is a short drive to the future Raiders practice facility and supposedly the site of various new construction projects (malls, high rise condos, etc.).  3.