@Brendan Turner
Brendan,
Sounds like you have the drive, attitude and energy to get this done.
If I were you I would find someone with money but no time or ability to invest on their own. JV (joint venture) with them. They provide the money and you provide the knowledge, time and energy to get the property rehabbed and re-sold. Split the profit and if all works well keep going until you have enough to go it alone.
Learn as much as you can so you can impress you partner with your knowledge. Search out a good real estate agent that is knowledgeable about investing. Start looking at properties now, pick a few locations and learn everythIng there is to know about the locations you chose. Know what is for sale, what has sold, where the schools are, what jobs are in the area, what the rents are, etc, etc.
Talk with some lenders. You may find you will need to use hard money If the property needs work. The conventional Lender may not loan on a property that needs work.
Talk with some contractors and see if you can get a handle on rehab costs for your area. You can also be the contractor and just hire subcontractors to do the work. Plumber, electrician, painter, flooring, etc. this can save you some rehab costs.
Don't forget about the other costs involved, purchase costs, holding costs, selling costs. Use the Bigger Pockets calculators to estimate the project.
Good luck.
