My duplex is in SA and I am really impressed with this current lender if you would like a reference just DM me.

(You will need to click on the image to enlarge.) 

If you decide to refer to your renters as residents and take a professional approach as a landlord, make sure you are prepared to hold both the resident and yourself accountable.  

Your lender is required to select the 203k Consultant for you ... you do not get to pick them (Reference HUD SFH 4000.1). 

I would assume that is referring to the scenario you mentioned.

I don't have the contact network a brokerage typically expects an agent to have coming into the business, so my plan is to get a day job, save up some money for advertising, and then rather than personally deal with the leads that come in through the advertising, will refer all of them out and just collect referral fees.

Many people are referring to a portfolio loan or asset loan and I am unsure how one secures the refinance loan after going under contract and before the rehab is complete.4) I am having a difficult time estimating rehab costs.

If you decide to do it, get other references on places they have sublet.  

Darcy,I know many of people who had NJ and went for NY and had no issues since the courses were almost a mirror image. 

Here is a refresher on the concept of Cap Rates.According to Investopedia: "The capitalization rate, often referred to as the cap rate, is a fundamental concept used in the world of commercial real estate.