Things like landscaping/snow removal and labor cost for repairs are going to be highly variable based on your market so you'd need to do your own research on the going rate by either talking to other local investors, running your own google search, or exploring basic services on thumbtack/angies list etc. 

I have over 50k for renovations if need be and I have private funding for the purchase.

That can help you sell for lower cap rate.   

For real estate the will calculate what your return would be if you purchase a single-family home at market rate and hold it for ten years.

I'd say you need your own funds.

He was telling me that they had just raised capital for a new group that was going to fund flippers and if we would consider working with them.

Also, I agree with organic growth, we get some inbound leads and referrals and have a high conversation rate closing them, and they've been great clients so far.

Patience can be your best friend and if you attempt to over leverage a property it can come back to hurt you.Some will recommend buying subject 2 where you could take over an existing mortgage that could be at a substantially lower rate - but if the lender finds out and calls the loan that could also be very bad.

One number which does not include the original rate buy down, is $7K less than the original list, and does pay both the agents commission.  

Not following the requirements (within Seattle city limits will likely have additional rules and regulations) opens the seller up to liability.Additionally, the seller always has the option of offering "cash for keys" arrangement but be sure that no funds change hands until after the property is vacated and locks are changed.John