I just graduated from college and have run several businesses over the past 6 years that hopefully helps increase my ability to do real estate investing.

I use Homeaway.comI started off below market rates to create demand and increase my 5 star reviews.I no stay packed and push my price to the higher end.

@Josh StewartThe mortgage lender i mention above did say that for a cash out i will need to wait 6 months...so i will adjust my numbers for the holding costs increase. 

Depending on the value of the property you will need to show up with $x,000 in certified funds to register to bid and if you are the high bidder you will need to increase your deposit to y% (typically 10%) of the high bid within a couple of business days. 30 days settlement is standard, so financing is possible.The difference in risk level between private auctions and foreclosures is huge.

How do I put in an increase in rent?

Without numbers, its very difficult to say whether its a good deal or a bad deal. 

However, this just makes my decisions even harder because I cannot get a good grasp on what my goals should be prior to purchasing.I can see how including many investors into the equation can make it difficult, but what if we simplified the scenario by just using 2 investors, me and a friend.  

That includes any profit from the rents, as well as funneling any income I have available from my day job into debts.I am very motivated to keep rolling and get started on the next one soon, but it's seeming a bit difficult when I look at the facts. 

Let them know what your expectations are. also let them know how you will handle things like rent increases and late charges.

You can also focus on NC, GA, TX, AZ, NV, VA, MO to just name a few other Non-judicial states.Don't be scared of judicial states because often times, values will increase on your assets while you are going through the foreclosure process and you'll be in a better deal by the end.