What would be my best approach, I assume find a private lender and work out some deal with them.

In my business for example we texted about 35k people last month and got 163 leads and about 3 contracts out of that.What does that work out to "cost per contract"?

I need to at minimum get all of that $3k back within 60 days from a deal closing... and within 6 months that $3k needs to turn into a min of 4x that ($12k in revenue) or the numbers don't work out very well.

I was touring the property when they were home and they asked me how the living situation was gonna work out, I explained that my loan stated that I had to live on the property for a year, and the tenant next door was on a year lease & he was month to month so he was going to have to leave.

However I’ve found it useful to keep a good relationship with at least one agent that way if the seller doesn’t work out with you and your terms you can refer them to your trusted agent and provide value to both the seller and agent.

I won't know if my decisions will work out or not in the DC and AC world. 

Even on referrals a lot of contractors are hesitant to run around for investors new to an area until they trust that they will actually get work out of it.  

. 💰 At this point is a no brainer 🧠 and we know if it doesn’t work out or we don’t like doing it we can always revert to a traditional rental. 

If my deal didn't work out or didn't work out the way I expected, I'd do an analysis of what went wrong and switch only if the market doesn't suit my needs. 

Perhaps partnering with a real estate agent using the BP real estate agent finder tool may work out in your favor.