I've been in a hurry to get started as soon as I can but I realize I might be shooting myself in the foot by getting in over my head.I've done all I can think of in real estate with the exception of development; options, foreclosures, probate, rentals, flips, wholesales, notes, seller carry (both as the seller and as the buyer), subject to and a few more that I can think of at this moment. 

On most of my long rental properties I find the 50 percent rule (approximately 50 percent of gross rent goes to operating expenses except debt service) to be fairly accurate.

Black absorbs heat and I doubt you'd get much of a warranty except maybe with black clad wood.

If you are rehabbing the entire unit it is hard to justify keeping the entire deposit...except on principal (but judges prefer actual damage and expense).

The exception would be if you would need an assistant for other things as well and were thinking about hiring one anyway.  

Jacque Fairbourn I had a conversation with one of the reps of DoHardMoney yesterday and was told that 3K is a deposit, out of which I will get most of the money back after the first deal sells, except for $650 or so for inspection and appraisal which will be part of the closing cost.

As stated you screen as you would any other applicant except employment of course.

There are always exceptions but that should not be your intent in buying liens.1) What do you need to research prior to purchasing - again, its state specific but some things that come to mind: what kind of liens are attached (not all liens would be wiped out if you eventually were to go after the deed), is the property there (i.e. check for a burned out building), etc, have prior year taxes been purchased? 

Every lender we've spoken to in NYC claims to never have even heard of the FHA construction-to-perm program, except for a single mortgage broker who we're hesitant to work with, as he's a developer himself and we're nervous that he wants to buy the plot we're hoping to build on.Ideally, we hope to secure an FHA construction-to-perm loan for a 2-family home in Brooklyn, NY, within the King County FHA limits.

I am not far from that plan.  1 extra roll of TP in each bathroom1 towel for each guest +1 extra for up to a 3 night stay.  2 extra towels for more than 3 nights  (I send out my linens to a wash house that charges by the pound)No extra bed linens unless they are staying longer than a weekSame kitchen stuff as you but only have 2 light bulbsAA and AAA batteries for remotesThrow away most items except for the (3) pairs of brand new size 13 nike's my son wears now and new designer flip flops my non-cleaning lady wears.