Investing out of state can be very good and I know many people that do it and have tremendous success but I wouldn't recommend it for your first property. 

I've met a lot of investors combined with the information here in BP that helped me out tremendously.  

You'll somehow have to succeed in talking the seller/agent into a VERY large discount in order to create room for your own cut in the deal. 

California is a tenant friendly state, so maybe there will be some distressed Sellers who would rather allow you to handle the eviction and sell you their house at a discount because you can take care of this?  

The APR for each class and type varies depending on several factors including risk, discount, etc.Dave Van Horn's podcast below is a great place to start!  

We have all the contracts we need, we have the discounted closing cost, even for double closings and such.

I find that really hard to believe.Other than the % discount they accept.

Now I know what the range should be........I just got another bid for the cabinets & counter tops for 1,309.27 @ a regional discount lumber company, that's 650 lower than Home Depot........Now I'm going to Lowes and see if they can beat the lower price.........

Especially when it comes SFH.I think that banks should pay less attention to personal DTI (Not to say discounted it completely) and concentrate more on the sustainable cash flow of the said property.

For example, on the first sheet you will only enter primary inputs (ie. purchase price, vacancy, discount rate etc).