I own properties in cleveland and yes one might argue that cap rates are a bit lower than in detroit but the market isn't as overheated and there are plenty of opportunities.

I got my GC license a couple years ago so I could build houses myself as I was sick of dealing with contractors.I've hired plenty of contractors that were not licensed/insured and it went fine.

There are plenty of community organizations (eg churches, charities) that they could reach out to for help and they should have done that sooner. 

There are plenty of banks across the US that also have a stated income heloc (in the Carolinas, First Citizens will do up to $100k with no income verification). 

Buyer go to open house directly.So I think there could be plenty "stopping you".

Some areas near Austin or Dallas could be perfect if you want a more suburban vibe with plenty of amenities for your kids.Starting a Cleaning or Landscaping BusinessBoth states offer strong opportunities here.

Dont get me wrong there are plenty of heavy hitters that just scan the site and dont really post. 

Those 2 will generate plenty of bookings if you have a great place and priced right.

Speak with couple hard money lender there are plenty lenders that are local and knows the market.

PM's will have plenty of contractors to help streamline the process for you and limit your liability when dealing with contractors.