Now I'm looking into commercial HUD loans and perhaps starting a fund to continue scaling. 

-> Funding: you can consider as options mortage brokers who can scout/compare the best offers in the market and you can also consider public funding programmes that exists as an incentive to renovate and bring houses to the market, either for tourism or traditional rental.As an example, on the traditional rental there is a funding program ("Arrendamento Acessivel") that funds up to 90% of the project and can be used to cover part of the renovation costs, as well as, part of the purchasing.

After 45 + years as a real estate investor, broker, lender, fund manager and syndicator, I’ve become aware that the “dream” of many investors and investor “hopefuls” is to be able to generate enough cash flow to live off their real estate holdings and accumulate enough wealth to make “work” optional.

This can not be said about many 100k properties.Turnkey providers made sense IMO back in 2010-2015 when it was easy to find deals, but hard to get funding, so you'd sell the ones you could not get funding for.

Quote from @Matthew Cook: Dig into those comps with a realtor doing business in that market.

How is your market right now? 

Hard money would be the easiest and most common route to fund the purchase/rehab.

As you grow your portfolio, they can help you secure additional funding, refinance existing loans, and adapt to changing market conditions.Financing doesn’t have to be a roadblock to your real estate dreams.

Board collected those funds and put them in Operating instead of Reserves.

I was wondering if most wholesalers have stopped using direct mail and just moved to google/facebook to find deals?