How do you find the good deals, only got 20k Cash.

[Steven Hershey]

Good Morning BP!

I am a new and very eager soon to be investor in Lancaster, PA. Ive been on the analysis paralysis train lately. I currently have 20k to start with my first investment property. I have a family of 5 so rehabbing project myself is limited at the moment. Price rang is under 95k single family or multifamily. I had a few questions for the community this morning.

1st : What is the best way of going about REO properties? I have emailed banks and got nothing back. Can i find all the properties they own on zillow, realtor and the MLS? I currently have a realtor agent and she is not familiar with REO properties.

2nd : Once I give a offer to the  bank and lets say its excepted, Do i contact a construction company? or should i contact a bank for a loan first? or should this be all done before the offer? I am currently in the middle of a REFI and i cannot get pre-approved for a construction loan yet until my single family REFI is complete.I have spoken to a bank that does portfolio loans and construction loans for investment properties already.

3rd : Should i be concerned about the upcoming election? or covid related issues after the new year with tenants being able to delay/ not pay rent? I am not going to wait for a market crash because I am always looking for the deals below market value. 

Maybe what I am trying to say here is, Please guide me in the right directions. I am ready to rock n roll with investing with using the BRRRR method, even if i can only get out what I put in to move to the next house. I need

Any insight would be greatly appreciated.