They do not want any HOPE dangled in their face.Check into your local rules, and more importantly, check the sources of your data.

I sometimes find myself answering 20+ emails a day when a new property gets listed (good problem to have, btw) from various sources and try to coordinate information gathering and setting up a showing. 

Looking to get into real estate investing in the hopes of building a reliable source of passive income for my family.

If however I buy "turn-key" or move-in-ready properties, what range would be comfortable? 

Patience is the key Shane.

Our turn-keys can have all new everything at that price. 

I have a key word alert in the marketplace for Washington DC or dc and have only receive one alert in the last week or so.

The key for me has creating a lot of checklists and processes so I don't miss anything, and then using a CRM to keep track of activities and set reminders.

Here's where it gets odd.Jack wants me to be the sole borrower on the property, on our joint project.Jack wants me to not tell the bank about my source of rehab funds because it'll "complicate things with the bank"The bank has capped my borrowing limit at $250,000, which is above the necessary $295,000 to do the deal.As a workaround, Jack will be the sole provider of rehab funds (personal funds, cash)Jack wants me to give him one of my personal checks so he can write future offers.Is this a strategic way to expedite the rehab-lending process?

They key here is to build a relationship.