I prefer something that can be repaired more easily, like vinyl tiles.

Looks like a leak but I need to figure out what is going on in there and how much the damage will cost to repair.

On top of the repair cost needing to bring the property up to code alone is going to impact the current market value immensely.

After a few deals you'll have money to put back into the "company" and make more involved plans.Hone your skills and learn all you can and with a few bucks you can operate, your credit can be repaired in time.

At 35% of ARV I would probably move forward with the deal as it stands provided that the repair cost isn't something crazy.

Can anyone recommend a good Contractor that will go out and inspect the property and provide me with a detail list of repairs needed?

They can only mail payments to you and you hire someone else to do repairs?

Forgot to mention - I would pay cash for the property and I have factored in 10% annual maintenance/repair, 5% self managing cost; $1393.00/year property taxes, insurance, utilities, and 10% vacancy/bad debt/collections into my spreadsheet.

You need to fully analyze the property (figure out what the after repair value is, estimate rehab costs, and build in profit) to see what your max purchase price would be.

You could send out more or less, keeping in mind that the more correspondence you send, the more responses you'll get.Side Note: I've been seeing quite a few complaints from investors that wholesalers present comps and repair values that are innacurate, so if you would like to earn the trust of investors in your area, please find out how to presents accurate repairs estimates and comps!