Quote from @Franklin Perez: You don't need a license to invest, and it may actually hurt you.

Focus on market research by exploring neighborhood rent trends and property values while considering your financing strategy (house hacking, BRRRR, or buy and hold).

As you can see below, it's not all that many people actually.

Quote from @Brandon Croucier: That’s a killer loan if they are actually offering that.Seems extremely below market value as even primary mortgages are higher than this right now.I would beware of a bait & switch on this. 

I actually look at this section when I'm doing a market analysis.

Hey Stepan, Some changes I'm advising and seeing my clients implement are expecting an extra 3 months of holding time and undervaluing the ARV just a bit due to high inventory on the market. 

They take a comission and are a middle man with the actual lenders.

I would say ads are better than cold calling as its inbound vs outbound marketing and most people do not like to be called.

Yes, I am aware that the current rate is way under market.

Start with Reonomy or Costar to identify all the 100+ units in your target market (on and off market) and then see if you can get into direct contact with some owners.