If it was their program that you were challenged by, I’m sorry to hear so and I wish you the best.  

yes 100% financing is likely not going to happen. i say likely because I'm sure there is someone out there somewhere who would willing to take this on, but certainly not going to be an easy find. ground-up construction is more challenging as well, as you will need to evidence your experience w/ previous ground-up construction deals where you are on title. this is how lenders feel warm and fuzzy about lending you so far above and beyond the existing land value before anything is built on it. 

It is also a higher quality contact because you can confirm if you're actually reaching the owner.Mailers take up less of your time (aside from ordering and distributing), cost more, and are more challenging to track.I'd start with calling then add on mailers.Best times may vary but we find that we get the most people on the phone 8am-noon and 3-7pm.

Unfortunately, Realtors come in many forms, and finding one you feel comfortable with an be a challenge.

Find a property that's challenging but nothing too scary.

I would also go to a local group if possible, BRRRR is tough in this... interesting rate environment. 

I have never cold called or found off market deals so wholesale will be a challenge for me but lets connect if you can offer advice on the topic.

So far I've read that it may be difficult to get some of the irrs that are marketed since there has been a bull run across real estate with a low-rate environment the last decade and I would love to hear thoughts.- What are the "usual" investment minimums for a deal?

Join us for the NWA BP meet up 6pm Nov 13 at the courtyard Marriot in Fayetteville off Van Ashe.Relaxed mixer style environment where you can meet investors, agents, and contractors.A lot deals come out of building relationships here.Hope to see you there.

May be we should have non-profits or pro-bono attorneys representing mentally challenged and elderly individuals who were unfairly and unlawfully taken advantage of.