@Will Barnard Very solid points, thank you so much! 

We lost money the first two years but the lessons we learned were invaluable and now it cashflows a solid $200 a month and has appreciated over 75k.

That was a solid salary, so I'd love to hear how you adjusted to such a large pay cut.

This house could be a dud but looks solid and the 4th bedroom lets me go a little higher on the price, I think this one would rent for $1.150.  

Again, they need documentation / supporting evidence. 

We are a turnkey company- we buy distressed homes, rehab, put a tenant in place and sell to REI who want cashflow and a solid investment.

Sounds like you have a solid plan. 

COIN and COREE are solid ones to start out at.

Im pretty sure I will be solid in the long run and since i will still get pure cashflow I'm going to go for it.

Use every opportunity you have to make sure you have a solid contractor and then build up a relationship.Today, we have hundreds of homes and while both I and other staff build relationships with contractors we obviously don't meet them onsite at jobs very often.