I am trying to be careful not to 'waste' anyone's time unnecessarily, so I am trying to take on the daunting task of researching for my own potential brrrr properties in areas I'm unfamiliar with.

Complete total waste with 20% on $400,000 my PITI was over $2,900 but i rent it for $2350 with no money out of pocket.

My shop, and others like it, has 1 to 10 people, so you'd never hear of us on a nationwide basis.People that reach out to 10 different mortgage banks, or 10 different mortgage brokers, or 10 different depository banks, are mostly wasting their time. 90% of your optimization will be done by just calling one from each channel.

I sole several properties with septic tanks and always had to hire a septic tank company to inspect the tank before the escrows could close.If the seller will not certify the septic system and you want the property then I would not waste the money inspecting the system.

You want to do it right otherwise you will waste time and money trying to paint yourself just to have it be messed up and then you have to hire someone else anyway. 

rentometer said that i possibly can rent it for $1350-1450/month. th mortgage would be $1250 with a 5% interest(using high numbers as buffers) meaning i only will make $100-200 cash flow per month. take in a 50% save for maintenance and rainy day moments, thats technically $50-100/month, all equal to a 2% return. i think that would be a waste of time an investment for cashflow.if i offer him $180k, would that be considered too low or should i offer even less or just pass on this investment?

With the speed and expense involved in an eviction (which just got MUCH longer), it would be a waste of money to begin such a proceeding. 

Geez Those trailers are outdated Craigslist junkers don’t waste your money on that crap

The home is currently demoed and all waste plumbing installed, tested, and passed. 

Most importantly you need to convey confidence and assurance you are a player and not just wasting their time.