I tried to do a cash out or heloc on this house but it couldn't be done because of the price it was low. the house is located in Rockford il, planning to buy in Rockford as well since I live here.

Thanks for that information @Charles Seaman. 

After I was informed this, I pushed the wholesaler hard as their was no contingencies and I was pushed for a 10 day close.

This is anecdotal information based upon the interviews I’ve had with operators across the country.

If it would concentrate on rent collection only and do it well, it might be okay. 

My wife and I thought we had an easy opportunity for a double (baseball analogy) with a flip home in Lakeland, TN we were able to get well below market this past summer.

Definitely willing to go out of state but really need to feel confident in my team wherever that is.

@Mark G.We tried cold calling and that didn't work too well...with Propstream you just use your search criteria and it will give you a list of prospects to reach out to. 

For your situation, it sounds like a seller financing purchase could be a good fit as well but this would also have limited options and the terms wouldnt likely be great.

A friend and I created one recently:https://drive.google.com/file/...It was meant to compare costs between different lenders, but you can use it to just see costs from one lender as well.