@Justin Kovach - IMO one of the postings should be a document establishing that you are starting the five days of being unable to contact tenant, and you should photograph that posting; and when photographing a posting, it has been suggested to get the hard copy of the daily newspaper into the photo showing the date as well, to establish that you did not in any way falsify the date.

I was wondering how I would go about establishing these types of minimum criteria and what should I consider for either modifying or using this for my local market?

I have established an LLC with my father and analyzed every property that has been posted on Zillow in the last 3 months.

Established investors are usually willing to help the newbie bc someone usually helped them get started. 

Respectfully,Richard Ryan

Looking to establish long term working relationship with a local agent who is known for working with investors like me.

With respect to finding deals, our market is insanely competitive and you don't need a license to find deals.

Check lender requirements before proceeding as many lenders will do a cash out on purchase price but I've heard of lender doing immediate cash outs on appraised value.With respect to selling the property to your tenant, If he purchases the home he will have to buy it at minimum 112K leaving him with a good amount of equity at the end of the term.  

And what should I do to establish a point of contact in the state I want to work in?

He's a nice dude who has explained things well to me, has been serving the community for 30 years, and seems to have my best interests in mind.Is the broker "on my side" or should one treat them like car salesmen (respectful but aware that they are trying to sell you for the highest price possible)?