I usually go to google and type my search with "biggerpockets" after and get much better results. 

The properties that have their yards in bad shape and the houses look like they need work are usually the ones you should stay away from. 

It is usually well worth it to buy the list.

DOT's usually have certain road frontage rights for road widening.

I have been looking online and have been unable to find out how long it usually takes for the state to approve a new licensee.  

Realtors usually will give you a more accurate value of the property and bring clients.

I've worked with several management companies through our projects at Better Coast Capital, and this is a list of the key factors I usually look for when selecting a new one.

We only require first month's rent and a deposit, but we usually vary the deposit, so tenants know it isn't to be used for the last month's rent.

Then we get an equally good replacement person, and the group doesn't terminate or explode at random times, nor do they want until the 12 month lease is up and then terminate or explode which seems like the usual American profit-generating situation for property managers. 

HMLs can do a % down of the ARV and finance your rehab too depending.Refinancing usually has a 6 or 12 month seasoning period depending on your local credit union/bank and usually they require 1 year lease.Lenders- if you are going conventional, and have properties in your target market that would finance (ie no roofs that need to be repaired or major mold issues) then just start talking to local lenders and see what their requirements are.