I found that by asking around to several banks, I found one that would lend 80% of ARV, and wrap the rehab loan into the process.I had to jump through a few more hoops along the way, and prove out the opportunity with market/neighborhood info, but since I was new to the process(only a few years in...first big rehab opportunity), it was good to have an extra set of eyes confirming the opportunity that I saw for sure.Terms were much more favorable than hard money.Sounds like you are ready to call around to a few banks...I would encourage you to make sure you have some smaller local banks on the list too!

We keep an eye on safety so you need to decide if things like the railings are a safety risk or building code difference. 

I'll have to keep an eye out for properties below or equal to their actual value, and make sure I have a trustworthy contractor to handle the repairs. 

I will be keeping my eyes open for real estate groups in the area I look forward to meeting you guys.

You can roll your eyes at the seller's attitude, but that's about it.  

I recently went to a real estate seminar and it really opened my eyes to the many opportunities there are for out of state investments.  

Keep an eye on what comes in on your emails from other wholesalers and agents, if they are sloppy enough to send to all contacts you might score some new buyers. 

Because I'm leaning heavily on my realtor to be my eyes and ears and find a good investment deal while I'm out of state I think she will get a small percentage of the profits. 

What tools or sources do all of you use to keep an eye on the investment cycle? 

I flipped #3001 in Nauru last year and was watching all the development around me with tiger eyes.