@Anne T. thank you for your input!

Learn the laws if you expect to stay in business.What so many new investor/landlords fail to understand is that the rent is late the day after it is due.

The stuff I saw in photos was exactly what I was expecting and had signs of a good flip.

But somehow its always expected that landlords should be flexible as far as paying the rent.First there's this weirdness with the VA payments. 

Finding a private investor that will assist is harder than expected.

As I expected, he told me swapping out a few 2x4's and a little work consisting of under $500 was all that was needed. 

Again, trying to set aside personal opinions/beliefs nobody with even a semi-objective bone in the body would deny the benefits medicinally but more importantly there inst a state in our union that wouldn't welcome $200,000,000.00 a year in additional tax revenue (see Colorado 2016); total tax revenue from marijuana is expected to top $1B by 2020 in CO.

The offer is accepted and we have about 30 days to close.It's a 3 Bed, 2-1/2 bath single family home that is expected to rent for $1,500 in our market.

Ensure to double-check what you expect the After Repair Value to be, so you can know, or have a good idea going into the deal, if you will get all of your cash back, or what amount you can expect to get back. 

I understand that these people don't want to waste their time over "hypothetical" questions like "if I were to buy at X and do Y, how much can you finance for Z..." but I do feel it's important for me to understand the full process and get a clear picture of what to expect a few months from now when I try to refinance one of these properties.Any suggestions/advice would be greatly appreciated.