A true Investor friendly agent will have all of the contacts and likely use them on their own projects.

Do you have MLS access for true ARV?

Especially true in CA like @Bruce Woodruff said @Sipan Y.Did you check the local regs in those areas where you are looking to make sure it is legal there?

Quote from @Corby Goade: Quote from @Patrick Goswitz: don't make the assumption that a contractor who will only provide their own materials is trying to rip you off, it might be a sign that they have pride and want to stand by their work.Well Said, I was a contractor for 13+ years and this rings true. 

Or should I just keep it as a passion project, see where it goes, and keep chugging as long as I'm happy lol?

And I know people will see my passion and know I am doing well by them.

If cash flow is the true goal for those starting out right now  you have a lot of work to do to get to that couple $hundos per month. 

The most tried and true way is with a lender.

The $30,000 per month sounds way too good to be true. 

I am passionate about helping teach others, especially women, learn how to do the same!!