But first and foremost, I always communicate to the seller that any offer I make is contingent upon an inspection and that if either me or my partner finds it needs more work than what our offer price has reflected or we find a lien or anything else that might impact value, we will need to renegotiate the price.

@Paul Stern We typically send our inspector through all our smaller properties - not necessarily for negotiating concessions - we usually catch all the major stuff on the walkthrough - but to provide us with the information necessary to plan a retrofit path for the property {we typically buy distressed properties and carry out energy efficiency retrofits as part of our renovation plan.  

Legally, your Realtor has to communicate any offer you present to the seller.

In regards to the power triangle: I've mocked up the kitchen using old doors and tape lol the power triangle is there and I think it will be a very efficient layout.I guess I'm just a bit nervous Because this is my first rehab.

That is pretty basic--But I'm also looking for additional ways he can add value, and black/white metrics I can write down--- here are a few ideas- he handle all communication with subs (collection of bids, vetting, references)- He is responsible for adding value with solutions he can do, that add value and increase NOI (cedar fences, windows, new baths, cabinets)-- he runs and presents projects to me on excel format (so I don't have to)Just curious if anyone out there has an idea on how I would structure this.

To me, the most important part of making any of these three approaches to work is to communicate with the seller(s).

I even use Skype and TeamViewer to communicate with clients so I'd highly recommend looking for one of the best with great references that interviews well with you.So look for someone you can connect with that works out for your situation.Feel free to ask here if you have questions.If you need a direct referral feel free to PM me as I have a name or two I can give out.

I like the idea of having a mentor/partner who is experienced helping me make the right decisions and make money more efficiently. 

And to be honest my landlord is a terrible communicator and will rarely ever return my calls or even text or email me on concerns.

With this in mind, There is an opportunity for me to take the leads that don't meet their requirements for flipping and have them wholesaled to me for buy and hold.With my experience in structuring the workflows, down to the details of efficiencies, of a rehab business, my plan is to rehab the rentals and refi them into long term cash flowing properties.Onto my question - As I'm 1099, am I better off being patience and building 2 years of tax returns on 1099 income in order to finance a loan and build that way?