Risk in that they are estimated to need between $100K and $300K of renovations.  

Sets the tone for how you do business as well.

If you need or want 20% returns on a buy and hold, you are going to need a different house than if you are happy with a 10% return.

You are going to need a down payment regardless of whether you reach out to a hard money lender or private money lender. 

I used an agent for our last flip but wanted to give one of these websites a try.I'm going to need services for: listing the house on the MLS, all paperwork/documentation for sellingI will be taking the pictures and complete the listing myself. 

If they cannot keep it the child who it belongs to needs to step up and cart it away.

You are going to need to come up with a lot of money to do the deal, so it's critical to get a really good handle on just how much you will need before you go any further.As far as him authorizing withdrawals from an escrow account, it's not unlike a bank.  

I have the next 10 weeks off and I have the hustle, muscle, and desire to work and bring value to someone who may or may not be looking for some help.

I've went to see some properties where the numbers would be good but they tended to need more work.

Is there a best tone to take when I'm so new?