I prefer to use subject-to and lease option techniques, because I dont like all of the hoops that lenders want me to jump through. 

Best of luck and let me know if you want to discuss any techniques I used to lengthen the leash at work :-)

When they use these advanced techniques, they have probably done enough to keep it out of probate and won't likely lead to an opportunity anyway.Mail until the property is sold, until the executor asks you to stop mailing, or until you buy the property.

In my 2nd week I made an offer on a place, then a second, now this week I made 7 offers, and I'm learning negotiating techniques to help me win some private sales.

It's a lot of work but well worth it.There several tools and techniques.

I might be a bit late on this one, but you can achieve the same outcome as a company who specializes in credit repair yourself, you just need to know what techniques they use.

Welcome Chris McCall I would be very interested to hear your technique in negotiating owner financing on bigger properties.

Keep looking for lenders and JV partners, but I would concentrate on techniques that will be likely to happen.You won't want to hear this, I didn't when I was your age, but you sound quite young and by your own admission you're inexperienced....no crime there and I applaud the initiative you display.....but  I think hard money will be very tough for you.  

Bring a general contractor with you to the property and let them teach you how to identify problems and opportunities for improvement to bring the property to its full value.Go down to Home Depot and other individual wholesale materials stores and get a list of prices for everything you might use on this flip and every future flip.Go to the professionals desk at Home Depot and ask about discounts for bulk items purchased.It takes practice and a lot of trial and error at first to perfect the techniques to estimate costs.

Some examples of improvements include: a new deck, storm windows/doors, wall-to-wall carpeting, duct work, and insulationHere is link to a great forum discussion regarding this topic of Cap Ex vs Expenses: https://www.biggerpockets.com/forums/51/topics/70013-techniques-to-report-capital-improvements-as-repairs