We want experienced companies. 9- Can you describe your process for managing a moderate property renovation?

A city like New Haven is very easy to describe.

I love these two towns, I don't think the margins are asgreat as you describe but all the other points you make are very valid. 

Highway 98 near the city-owned Shore at Crystal Beach Park could be able to start enjoying an expansive view of the Gulf of Mexico for the first time in decades.On Monday, the Destin City Council unanimously approved paying $137,477 to Baker-based Jobe’s Dirt Works to demolish and clear away several short-term rental residential buildings next to the park to provide more public beach for residents and visitors."

That said, a solid business plan that describes what specific type of asset you're looking for and how it will make money will help tremendously.

You may also be interested in this post describing a pretty creative strategy to get a refinance in under 6months: https://www.biggerpockets.com/... 

Non of these items you described are not for rent, therefore they are not rental income.I agree that I don't think a security deposit should be included unless you keep it to cover damages.I see why they included the utilities that are reimbursed.

I think what I am describing is passsive investing out of state.

Keep in mind capex will be a hugher percentage there then in a 250k home bc toilet replacement cost is similar along with many other capex fixes but is diluted less.Vacancy based on the above described situation go from 5 percent to 20 percent. then there is the water bill. 

Ask them what they look for when deciding to lend money to real estate investors, see if they describe you.