Really about growing a strong portfolio of solid deals.Now that being said, if you are a high income earner, well qualified, and can't find reasonably good deals: (i) you can connect with a well connected real estate agent for off-market deals; (ii) you might do a very narrow cost-effective cold call or letter writing.

Especially if you have a denial letter. 

I always recommend starting with a prequalification letter to get a solid view of your purchasing power before heading out into the real estate market.

Mom wrote a pretty good, assertive letter for her son, but this response obliterates it.

Without knowing any of your financial position of your work or side hustles it is hard to give you exact advice because you may be able to carry these homes until they are paid off and in that case they would provide solid returns, but there are likely better real estate investments out there.  

Hard money loans offer fast approval and don't risk personal assets but come with high-interest rates and fees, which can be tax-deductible as carrying costs.

That said, working with an uninsured contractor still carries significant risks.

If you constantly chase the bottom dollar and bottom tier coverage you'll be the one carrying the most risk.Happy to connect and talk more.

Paulette, it is good to call out these bad contractors and unfortunately you are caught in a bad situation on what to do, start by a small threat that you will contact the BBB and report a claim if he does not show some progress, or if you know an attorney, maybe a simple letter from one may get him worried and he may start showing up.

Maintain good business practices an carry a decent insurance company.