But I imagine if I start buying places now, I could be pretty well off by the time it counts.

Send me a message here on BP or you can email me.If I can’t answer something for you I’ll try to point you in the right direction. 

I can only imagine it would be the closing fees, but that shouldn't be a huge dollar amount anyway right?

GaREIA.com has a unique resource a google group for deal makers, full timers who help each other over an email list. 

I can only imagine it would be the closing fees, but would that be the only difference so long as the lender you are working with is investor focused?

Called and emailed two different ones that work in the CSRA and no responses 

If I would have sold some of those back in the 2005-2008 time frame, and then bought in 2009-2011, imagine where I would be today. 

At the very least, if they called you I imagine that opens the door for you to attempt a generic text message back to that same number to attempt to continue the conversation....As far as what to say if you DO get into a conversation with them, you can maybe say something to the effect of, "I'm particularly interested in houses in your neighborhood, because of __________(Location is good, close to a hospital, XYZ, blahblahblah).

Can I email it to you to take a look at it?

The remaining $4.08k I'd include in the rehab budget, which I imagine you've scoped out.