She's the talkative one that somehow knows their entire family's history by the time we're out of there.If I did all that in "business-casual" attire they'd probably think I was a baller or something, ruining nice clothes like they're disposable.      

For example, I'd like to upgrade kitchen countertops, but it is penny-wise pound foolish when I'll inevitably need a major kitchen design overhaul that will provide a suitable layout for a modern setup with disposal/dishwasher/microwave and sufficient space. 

IF you forego the dishwasher I'd say make sure the sink is 2 sided and has a garbage disposal in one side.

What type of loans are out there at my disposal if i own the property free and clear?

Another thing we deal with out here is asbestos roofing, if you were to simply strip the roof with 2x4s and put metal on top then you can leave the asbestos undisturbed and not have to deal with all the extra cost of containment, disposal, and cleanup.

I primarily focus on tier 2 and 3 cities in New England where I am able to pick up multi family for 100k a door or less, get 10% cash on cash going in and annualized returns at disposal of 25%.

Everyone else on your team will be transaction-based and not really involved after a purchase.We're in the Metro Detroit area, so you may want to follow our blog here on BP, but at least read the following posts:Follow our "Deep Dive" series we're doing about Metro Detroit cities and City of Detroit Neighborhoods: https://www.biggerpockets.com/...How to “Screen a PMC Better than a Tenant”: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesIn our experience you will need to:1) Learn to "Maintain to the Neighborhood", not your personal standards2) Tenant-Proof everything you can Hard surface flooring, not carpeting (too easy to trash) Same basic paint for everything No garbage disposals for them to break Only spring-type doorstops also with plate on the wall Glue rubber mats under sinks to prevent water damage Sheet aluminum on walls around stovetops, for easy grease removal Towel racks - screw 1x3 to wall studs, then screw rack to that Install low-profile downspout ext, not aluminum that always disappear Plan on cleaning gutters and leaves up in the fall as tenants won't Avoid garage door openers3) Have a great application screening process: Check credit for evictions & convictions, utility collections Focus on employment/income stability Require bank or debit card statement - you'll be surprised what they spend their money on!

Then use whatever tools you have at your disposal (Skip trace, looking for numbers on LLC docs, looking for their number on MLS if it's an owner/agent, send post cards to their tax mailing address, etc) to get numbers for the managing membersHave a script you can use to call them and ask them if they are buying, what they're buying, price points, rehab level, neighborhoods, etc.The good thing about this strategy, although it's a lot of work, is that you are connecting with actual buyers who have actually recently closed deals

They have 250K in their 401K at their disposal.  

To me, that signals more, not less, disposable income.