I'm investing out of state and have a property manager that uses App Folio, so I'm not planning on using Quickbooks to actually generate invoices for rent.

In our area, we have access to the MLS and Realist Tax Records, with both providing very good search tools so we can target more specifics than the average person looking on Zillow or at their city records assessment site, although some city websites are actually a very good tool.  

Everything else that you are telling me is actually really good....What kind of points are you paying?

I have found a couple of good ones on Craigslist and by actually finding them working on jobs.

Can you actually use expected rental income to qualify if you do not have prior years of landlording experience via tax returns?

Your comments are actually quite ironic. 

The agent should be doing this, submitting offer, making sure it's clearly stated all cash (I can't tell you how many other agents call me up and ask these questions because they don't actually read the darn contract!

Yup, and most 203ks are actually refinances.

Thanks for the thaughts, but actually It wasnt a low ball offer.  

Its customary for the bbb to evaluate their collateral in a HELOC application without an actual inspection or appraisal .