I have a great lady, I give her basic info about the property, she gives me ~3 options with the price and coverage I am looking for (and am required to have) and I fill out one application, she takes care of the rest.YMMV

The numbers:Purchase Price: $28,500Equity: $49,000 (No Appaisal) Comparables are 45k and 53kFinanced: $0Improvement Costs: Projected $2,500 on tenant turnoverProperty Taxes: $700Insurance: $900 yrProperty Management: $58.33 monthlyVacancy Rate (7%): $42 monthlyRepairs: $360 yrHOA: $420 yrCAPEX: $144 yrMisc/Legal: $349 yrCash Flow:  $204 monthly Rent: $600Cash-On-Cash ROI: 9%Shoot me a pm or leave a comment if you have any questions or remarks!

@Matt Shields so exit strategies are basically the "what ifs" considered?

PM me with your info, I may have some projects coming up over the next couple of months

He had to pay fines and his house project got drug out months behind schedule. 

How many real estate agents, contractors and brokers in WA / OR state will find interesting to cooperating on projects? 

Is there anyone out there who knows of any company that could provide a loan solely based upon the project it self ?

Basically that means you would be repairing his house.

How can I find a real estate mentor in my area to work with me on my new project,,I am ready and willing to learn

It is a million dollar project that requires 10% down.