More background is that my current rental is in Tucson, AZ valued at $340k with $175k left on the mortgage so the LTV is fine. 

Negotiated directly with the seller How did you add value to the deal?

Property values total around 1.85 million and I owe 1.2 million on the homes. 

Anything a carpenter can do is comparativley cheap to the above.It can be done if it is a great house in a high value location, but frankly probably more eonomical to tear down and build new.

If no budget concerns and you can buy slightly more expensive homes I would look at the top states currently being relocated to and choose a sub-market within that is slightly on the outskirts so that you can grab something of good value and have the city grow into your area for long term appreciation.

If used for 15 days or more or 10% of the rental days at fair market value, it becomes a residence, subject to specific regulations.

I'm confident in my value as a broker considering the risks of purchasing the 'wrong' property being catastrophic.

I like approaching investors or realtors with a property in hand to provide value right away, and even if that one in particular doesn't work with them, they will most likely want to be kept in the loop for the next one.Networking events are another great way of connecting with investors in your area.

Typically the total loan will be capped at 65%-70% of the after repair value.

Hard money, then a conventional loan How did you add value to the deal?