Worst case payit out of pocket or 0%cc or lending club.

If you want to be in C/C- and lower neighborhoods, it's much easier.  

If you paid $ 60000 incl. cc, this is how much you can get as max loan amount.

The problem is that the "nice"multi-family in the ironbound goes for 300s and up and i dont think i could qualify for with my income. 550 monthly debt in car payments and cc.

Another area to consider is the SE Aurora area that is covered by the Cherry Creek School district, zipcodes 80015, 80016, 80013 (South of Hampden Ave to stay in CC schools).  

Here's the formula that I use: Profit; 10%Broker's commission: 6%Closing costs: 4% (you may have to pay the seller's CC as well if you want to make the deal more appealing for the seller- so you may have to add that as well)Quiet costs: 2%Overage cost: 3%So, right of the bat I need a 25% discount of ARV.

I have the funds in my bank account to bring my cc balance back down to 25 - 30% credit usage.

I currently have a long path to go, with very little money, currently renting, and some debt already over my head (car and cc loans).

My husband and I plan to begin our first direct mail campaign   I would strongly suggest you do not do DMM.Look into PPC/Facebook ads.There is a reason Nike, Apple Samsung, don't touch CC, D4$, DMM, Bandit signs.Look into other marketing venues, and then try to come up with reasons why any and all are bad.If you can't come up with a reason , then that is one you need to consider.There is nothing OK with DMM.

Welcome to BP, @Brian C Headrick.