With this property I racked up some credit card debt, around 20k and I need another 20k to pay contractors/supplies.

Anyone with the capabilities to do basic research knows and understands this. 

I personally use the mass text capabilities through my Resident RE CRM.However I have a few friends who wholesale and invest and use Mobile Monkey to mass text and from what they say the price is pretty reasonable.

If they seem agreeable, then you can ask if they would prefer to cut the cost down the middle or would they prefer to purchase the supplies and you will assume the cost of labor to install it. 

No guarantee this will continue but I see elected officials making policy mistakes that will lead to less development and that makes me believe constrained supply will continue to drive above average appreciation.John

As far as whether to approach them with or without an agent - approaching them directly without an agent can save the seller probably 2.5-3% of fees, which give you some room to negotiate on the price, but you need to be confident that you are capable of evaluating the property value, estimating on the amount of work that is needed, knowing how to negotiate/ structure the deal, and navigating the closing process.

this is a direct relation to lack of inventory.. new construction on many markets is as robust as its ever been.. we have had spectacular years the last 3 years of course during covid was tough with supply chains but my 500k house I am now selling for 700k and my build cost have gone up by maybe 100k.. so record profits for us.. 

Some part of these neighborhoods change drastically, but the main issue is the amount of supply.

I used to sell Salesforce to REITs across the United States and this is what I've learned:For your needs - a CRM with a power dialer and SMS capabilities - there are a few options you might consider:Podio: This is a popular choice in the real estate community, especially for wholesalers.

Major employers like JP Morgan and AT&T are pushing for these policies as well, and specifically in the D.C. region, Amazon HQ2, the Washington Metro Area Transit Authority, and the Executive Branch of the government have required all employees to return to work 5 days a week at those locations.Fundamental Lack of Residential SupplyAnother interesting driver of demand is the fundamental lack of supply of housing stock due to the fallout effects of the 2008 housing crisis, slowdowns in housing construction during Covid-19 primarily in 2020, and a good amount of 2021 from supply chain issues, labor shortages, and rising construction costs.