That's a good plan, the key to it is having a great marketing funnel.However, if I could do it over again, I'd buy a duplex, triplex or fourplex as my initial purchase, using a 203b FHA loan to fix up the units.

Mostly referring to earned income at this point, but could include other sources.

I'm planning to go keyless by putting Schlage keypads on both exterior doors (and no keyed lock on patio slider).  

What is a key factor that will determine a deal going through? 

The key is not to get too sucked in where you are wasting a lot of energy and time.It is probably easiest to just send them the requested letter.   

Perspective is the key in our business.

Don't take what they say as 100% truth, but combined with other sources, this will improve the accuracy of your estimates.

I previously worked for a non-profit developer and the developer's you want to work with will not only be established, but have experience working with various tools and funding sources particular to non-profit organizations.

The rest is process.I am generally very sceptical with turn key providers.

This is obviously a situation many people face; I’m just forced to turn to other sources of advice.Jackson Wannamaker