For any effort make sure you know the value that will be added.  

You can use HML don't get me wrong but if you just put a little bit effort in to pre-planning and getting all your ducks in a row then going with a traditional community bank would be a better option not only for your current new construction needs but also for future acquisitions.

I’ve heard about ringless voicemail, not sure if that’s what you’re talking about, but its definitely something I would like to add to my outreach efforts.

If so- what would you rate your work effort (not afraid of work), and the time to close a first deal?

Any effort to avoid dealing with the mortgage holder is fraud.

The days of quick, minimal-effort flips yielding massive returns are largely behind us, but prepared investors with an eye for neighborhood-specific improvements can still achieve healthy profits.The most successful flippers in today's Phoenix market are those who:- Conduct thorough due diligence on neighborhoods and price points- Build robust contractor relationships- Focus on sustainable, energy-efficient renovations- Stage properties impeccably for the target buyer demographicFor those willing to adapt to changing market conditions, Phoenix continues to offer one of the most dynamic house flipping environments in the Southwest.

This is not worth the effort and risk of owning a duplex.

If you buy with 0 leverage, you are so hindering the return that I question if it would be worth the effort/risk in San Diego. 

If this effort gains traction, it could fundamentally reshape the U.S. mortgage market, impacting financing options for real estate investors nationwide.The Role of Fannie Mae and Freddie Mac in Housing FinanceFannie Mae (Federal National Mortgage Association) and Freddie Mac (Federal Home Loan Mortgage Corporation) are government-sponsored enterprises (GSEs) that purchase mortgages from banks and lenders, package them into mortgage-backed securities (MBS), and sell them to investors.

There are some programs through local government systems where you may be able to receive a tax abatement or grant here in Michigan in an effort to help beautify a neighborhood.