And I guess if they're getting loans from people, then there really is no reason for them to improve their terms.  

Apparently is you do more than $500 worth of improvements you need a licence.There is another post on this subject.Washington state anti-flipping law (SHB 1843)

rent roll, maybe get a couple years Schedule E if possible, list of capital improvements completed and those that need to be done, lead paint or not?

Where I am $10K is barely enough for a down payment on a rehab property and that wont leave you any money for the actual improvements or holding costs.

A inventory of repairs and problems.-  I call or text my locksmith a couple times a month to check in.  

I will never stop trying to improve yet I will never be perfect. 

The area I prefer to invest in is near a big university, very limited inventory and in high demand for renting (so many investors present). 

Keep in mind that if you change neighborhoods and deviate from the list of improvements your costs can change significantly.

Of those 7 contracts, 2 of those investors would like to add their inventory of 18 (between the 2).  1 has already started committing to me on paper and we are in negotiations for 5 additional properties.  

I believe we all create our own realities, and I am always looking to expand mine and improve in any way possible, to maximize and grow, to be all I can be and give all that I can give!