Contacting rentals is a smart approach too, its all really a numbers game

Yup, every other entity I've seen doing flat fee is just playing a pricing game, it's not based on systems and operations being set for such, there just doing marketing or riding our tailcoat.     

Then connect with some hard money lenders (you can find some here on BP as well as some who are typing this right now) and connect with them to understand their product type, what they like to lend on and requirements.Hard money broker is all numbers game of making relationships and helping those that are looking for financing, it starts out slow but if you get with a few good borrowers and lenders it can be pretty decent money to be made.As an example we paid six figures last year to HM brokers. 

It's a relationship game more than anything, so if you're building strong relationships with them and providing a consistent product, you'll be golden.

Lots of people either rush in to quick or don't ever get in the game.

Address Your Financial ProfileBridge the Revenue Gap: Highlight your equity in the duplex and use your sale proceeds to demonstrate “skin in the game.”Partner to Compensate Experience: A financially strong and experienced partner can help offset your limited track record.Focus on the Land Deal: Secure the land at a good price, as it’s a crucial step in gaining credibility and attracting partners.Final ThoughtsYou’re entering an exciting and impactful space in real estate development.

Outside of real estate, I’m a huge sports fan, so you can usually find me glued to almost every game on the weekends.My interest in real estate began as I explored different ways to generate passive income, which ultimately led me to the BiggerPockets community.

"Getting in" is easy; making money, managing the business, with the increased financial risk of commercial properties is a whole different game. 

The GC and the sub ended up sharing in the cost mostly (I think) because it was better than the finger pointing game that had already started, and realistically the attorney's were the only ones about to win...

If foreclosure is what you want to invest in get a head of the game and focus on a target area and know if that HOA is a pain to work with, you might just find someone who wants to sell quickly to get aways from the HOA.