My question is how would I proceed to effectively aquire and rennovate the property without getting scammed?

A 1031 exchange is the most effective way to transfer cash from real-estate to direct oil and gas ownership through working interest partnerships without paying taxes or fees.

As far as how long a letter is effective when presenting an offer to a seller... that just depends on the seller but I'd say past 90 days is getting pretty stale and the fresher the better.Lenders tell me that credit past 750 or so is moot... once it's at least that high they don't pay much attention to it anymore. 

It is more cost effective than a property management company, she does exactly what I ask her to do, and I still have my finger on the pulse of my properties.

This tool is so effective that it's patent pending, unlike other tools that given away in the marketI hope this is enough information for you.

This just takes your time and a bit of marketing (which does in fact cost money if done effectively).If you aren't certain about diving into wholesaling you can always just network your butt off everywhere you go and build some relationships with investors that would throw you a finders fee for bird-dogging some properties out for them as well.

I'm a newer wholesaler in Memphis, TN and have a little capital to play with, so I'm trying to be as effective and as efficient as possible.  

Is there any way an overseas V.A. can communicate with buyers and sellers Via text without running up a bill? 

How to books are important but more critical are books that teach you how to think. 7 Habits of Highly Effective People is a must or a book I read recently Extreme Ownership will work on you.

You'd have to pay that 10% on that hard money mortgage for possibly up to two years, until you were back in the world where Fannie will appreciate your finances.Gotta get the CPA and lender in communication and on the same team before making a move like this, if one plans to purchase within the next two tax years.