Explore the possibility of seller financing, where the seller provides financing for a portion of the purchase price.

These areas offer a mix of renovated bungalows, new construction, and industrial conversions, with increased demand from young professionals.

Seller financing can be with pretty low money out of pocket sometimes, but usually still require some cash. 

Now you see why the seller is selling.

You must pay the seller money for the option. 

If anyone does have a property in the area, I’d like to connect, I have a seller financing deal currently under contract which I will have to terminate cause I didn’t do the due diligence on the actual section 8 FMR. 5k burned.

You will get convinced you can do seller finance or sub to, but it's not practical unless you are going to spend all your time doing that.

I have sent a funds demand via email but have not gotten a response.

Focus on neighborhoods with strong rental demand and growth potential.Also, make sure your numbers work—factor in all costs, including rehab and holding expenses, to stay under 70% of ARV.

I'm assuming there's lots of stuff out there that's way cheaper.I originally wanted to just buy a couple lists of 10k numbers each of targeted motivated sellers, and then hand them off to a VA company that will dial them, but I was told it'll be a much better business if I get proficient myself and then hire my own VA's and train them.