I'd bet that within 5 years, there will be a new platform that combines the best of all worlds......

Be careful to not get your credit score lowered because you have too many inquiries.If you can't go conventional, then DSCR is your next best bet. 

At the end of the day it's a straight math calculation, and making an informed bet, but there are also a TON of nuanced reasons that finding a deal is difficult. 

@James RobertSo basically, its just betting whether the property will appreciate more or less than what you can do/invest with the cash proceeds?

Networking with some local investors/contractors in the area who may have experience or knowledge in this area might be the best bet. 

But I feel this price is fair as long as the work gets done and he is trustworthy. 

A 401K loan would probably be your best bet since any interest you pay on the loan usually goes back into your 401K account so it's essentially interest-free.If that's not an option here's an interesting article about different funding options using retirement accounts: https://www.moneycrashers.com/401k-ira-withdrawal-...I'm not a tax or accounting professional and you should probably talk to one to get the best mitigation of potential tax liabilities.

Not a confluence of factors I would bet my money on.

I will bet I can send you some great deal, but you won't have the ability to know they are deals because you don't have the experience to do the math.The biggest problem both new and experienced investors have is nobody watches our backs because everyone has their own agenda and the greed more money.What you need is to do is; rather than banging your head against a concrete wall, post the properties you are looking at, write as much detail about each property as you can including rehab costs, rental income, how much you can increase rents and then let people give you their opinions and advice.Here is a serious problem with people who own their own business and then we wonder why some people are successful and why some are not. 

I would recommend re-posting what you shared in a local real estate forum althoug  speaking with an attorney who is familiar with the local land use and zoning processes is your best bet.