Finance Strategy to Purchasing Off Market LTRs

[Murray Reginald]

Hi BP,

I plan to utilize the following strategies ( Direct Mailers, Craigslist, Eviction Records, RE Auctions & BP Market Place etc...) to find a LTRs off market. I don't want to exhaust all of my capital, I currently have $35K on hand, $15K LOC, $80K Equity & $100K in my 401K, I also have an 800+ credit score,
My question is, once a serious seller responds to my marketing strategy I've previously mentioned, what is the best strategy to purchase this deal? I realize if it is a small investment of $35K or under I am good but what if the seller is selling the property for $125K-$150K, what is the best way to purchase this property? Should I use a HML, DSCR or PML? If so, should I reach out to them now to have the capital to proceed? One of my concerns is pulling my credit too soon and lowering my credit score, please let me know your thoughts!!!