Your deep and hard-won knowledge of the local market, that you developed on Craigslist and Realtor.com over the course of the last 11 days?

Anyways, you need to make sure you target prospects that have both equity and some sort of red flag that may signify motivation to sell at a discount, for example Probate.

I have one set of locks, that I painted red, that I use during the remodel process. 

Maybe Gibsland Bank or Red River Bank are my suggestions.

I don't have that kind of cash laying around at this point ...This is a big red flag.

It sounds like this is something that is done with a few agencies (Salvation Army/Red Cross ) in trying to secure a home for the displaced families.

Lots of short term traffic is a huge red flag.

How much that increases your overall risk profile is dependent on how deep your pockets are, but as you add more and more leveraged properties the risk will increase.You also have a higher risk of reduced returns with an extended vacancy.The really interesting thing is if you are a buy and hold investor, and don't continually refinance to treat the properties as an ATM, the risk profile graphs between leveraged verses non-leveraged converge as the loan is paid off.Of course, we are looking at this is isolation.

It will take about 2 months to complete and be anywhere from 50-100 pages so I can really dig deep into the topic. 

For instance, if the children are running around, touching things and the parent did not do much to stop them, I will see that as a red flag.