So basically being all in at %70-75 (Acquisition + Rehab) costs and I'm having a hard time finding agents that will want to work with you.Essentially, I worked hard sending dozen's of emails to top rated agents (because I'm buying out of state), researched by stats, sales etc. in several markets recently and most of them when I go to put in my offers according to the formula's above, It often seems that the agents are not working with you or for you sorta speak.

If you're taking several weeks to chase down a couple hundred dollar's it might not be worth your time.You might want to look into selling the property and freeing yourself from the headache. 

Anything over $300k will be a really nice house but there is less cash flow and it will likely make a less desirable rental for several reasons. 

I am looking for a great general contractor for several rehab projects.

(I think some of this came from another BP user several years ago, but I don't recall as I started putting this together a long time ago and only recently came back to it, so if this looks familiar let me know and I'll give you credit).  

Unless you need to get on a plane or drive for several hours, you are in your area, plus you grew up there and have a good understanding of the market, the only time it might be a pain would be when trying to rent out the unit (s) as you might make several trips out there for showings.

One last thought would be to use a virtual assistant to call and vet contractors...I use UpWork, but there are sever VA firms that could do it...pay $50 and come home to a nice tidy spreadsheet with contractors information awaiting your approval. 

I have heard them mentioning them for several months on the podcast, and I believe I heard in a recent episode that the project of having one for each state is almost complete, but I can't seem to find them...

Been empty several years, slate roof leaking, heating ripped out, dropped ceiling a mess, assume actual ceiling also a mess. 

I've read several books including Rich Dad, Poor Dad and a handful of Brandon Turner's books too.