Typical repairs include: touch up paint, carpet cleaning, light bulb and filter changes etc.

and will reply to your offer letter by either calling you or signing the actual offer and returning it back to you ready to move forward.That's how I find the "motivated sellers" ready to deal.Then, once I received hundreds of these offers back, I then examine the property specifics and work out the numbers to see if the deal is good or not based on the numbers.Also, your offer letter will state exactly how much you're willing to offer to the owner so you are already in a position to make money should they respond...and some of them will. 

@Melissa Harris Hard Money loans are interest only loans and then one balloon payment at the end so it depends on what rate your receive for example: a Loan for 125,000 for 12 months at a 11% rate is 1145.83 a month and at the end of the 12 months you pay the 125,000.00 back. 

I typically show  the apartment until I have a signed agreement/deposit in hand. 

In your experience, is that not a valid concern for a typical buy and hold rental scenario? 

Typically these guys will work with you!

Typically a 730+ will get you the best rates from lenders, but there will (almost!)

The drug dealers and hookers typically move out within 30 days.

Granted, Cambridge is very different from Lowell, but make it as easy as possible for prospective tenants.Explain how to get a parking permit if required by the city, where there is typical parking, rules for street cleaning, etc.

Looking forward to any help you receive.