I personally use Bnbcalc: https://bnbcalc.com/?

I know one person that did this recently and was able to negotiate no money down and 12% over 5 years but this was probably in the mid west.

Quote from @Elizabeth King: I have a property in my personal name that I plan to rent annually. 

I love finding VA Assumption Loan deals and have personally secured one so far as a rental property with a 3.3% interest rate. 

I've consistently written about the forces of nature and her current and future effects on the real estate market (even while often being ridiculed and politicized on this very site for it) regardless: I personally moved and invested in coastal Oregon in 2018 from Venice Beach Los Angeles partly as a result of the trajectory of climate and have assisted several clients that specifically purchased on the Oregon Coast for their own 'climate havens,' investment and future retirement homes. 

You absolutlely need to be direct to seller or have close, personal relationships with wholesalers and active agents.

I need all the friends I can get since I currently only know one person (who I don't really know).

Since the LTV on the hard money loan is high , I would personally purchase it using a bank statement loan at 85% LTV (15 percent down) and, as you mentioned, just use your cash for the rehab.

@Nicholas Nakamura can you make a trip out there in person? 

I also use their virtual credit cards which enables me to assign a card to a specific person, like the cleaner for my STR for example, so when she runs a charge, it automatically drops into the right account in terms of categorizing my expenses.