Many states actually have a fund you can get reimbursed from for fraudulent contractors if they are licensed. 

In 3 - 4 weeks you close and now you own the house and it has a mortgage of the financed portion of the purchase plus the rehab funds. 

I've tracked down some great deals but lost them either to getting there just a bit late or not being able to get the funding. 

For the amount of work that the developer/builder partner will put into it, 20% might be low (especially if they are going to be the guarantor for the loan), but if they are willing to take that, then good for you.

I'm aware of the grants available up to $17,500 but want to make sure I'm not missing any other state-funded options currently available to residents.

The current tenant says their son's credit score is really low because of his divorce. 

Now that my client list is expanding and rentals aren't going as quick I need something to organize better and that goes out to more than 3 sites.I use Follow up boss but I'm trying to keep the rental side separate because I lose track of a lot when combined.Any low cost or free programs that meet my needs?

I met with someone I am interviewing for a job that also owns real estate and he began a preliminary very cursory review of my portfolio and immediately stated that given the current market value of my portfolio and the number of “doors” that I had my CoC return really needed to be addressed before I considered purchasing any new properties because it was too low and my current level of cash flow needed to be looked at because he also felt that should be higher.

If I need additional funds, I can give another lender a second mortgage after explaining to them that the first mortgage holds a stronger position.BUT... if you do some paperwork with the state and set up an entity.

You should just think this through - rentometer says you're 150 + utilities too low, but have you shopped it yourself?