Most of our flips have been fairly extensive and we pride ourselves on putting out a very nice product, we average around $25k to $30k per rehab.

If its a duplex, odds are in your favor that both units wont go vacant unexpectedly, however if its a single family and it goes vacant, I would tack on an extra month since you wont be getting any rental income. 

You didn't mention whether the property is single family or multi-family. 

In both investment adventures, there are pros and cons, but not really knowing where to start, I was hoping to get some advice or find someone local in the area to meet up with and get more information.My husband and I currently own 3 rental properties – a row home in Baltimore City, MD a single-family home in Baltimore County, MD and a condo in Ashburn, VA.

We can also access every single deal on the market, as well as see what properties are currently renting for, have rented for, extra notes on properties only available to Realtors, etc.I have a handful of properties currently available that will cash flow with as little as 5-10% down.

There is a Fannie Mae Product call Homestyle.  

Hello,I have a new tenant (single mother) moved in last month 9/1/16 paid 1st month rent and SD.

Think self employed productive individual that is responsible and has cashflow but is not what the banks call a qualified borrower.  

If you're not familiar with the area we have a designated Sueprfund that encompasses over 1900 homes in Pueblo that literally right now not a single bank will touch so I doubt hard money lenders will touch either.

I have been considering an IRRRL on my primary residence to drop the rate on my VA Jumbo loan, but received a flyer in the mail today advertising 100% LTV cash out (appraisal and income verification required) with the same rate I have seen on the IRRRL product.