It is also my policy to list the property with the agent that brought me the deal if I don't keep it as a rental.Now when they ran into a piece of crap they didn't want to list as it was and the owner didn't intend to make it marketable they called me instead of tossing that lead into the round file.

It sounds like you already have experience in the industry, which is a HUGE advantage over many flippers and wannabe flippers.Here are a few pieces of advice:- Always be conservative.

I had one prospect send me a picture of all the mail pieces he has received over a 4-6 week period and he had received about 30 pieces of mail in that short time.

I look for replies that have supporting facts and I try to piece together information from various people.

@Jason May A piece of real estate isn't Section 8.

I have disqualified him the day I met him - he was the only one that had no idea about the project (I emailed the punch list to every contractor before the open house), and didn’t have a piece of paper and a pen with him.

once you know that, you can start piecing it together.  

Let's say a stove or refrigerator goes and need replacement, I will go up a notch or 2 for theirs.

I also hadn't thought about the special order corner sink piece...hopefully it won't be too costly!

Looks good to me if you have accurate numbers and are comfortable with the building, the location and have a good grasp on the Property Mgmt piece.