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.

I am thinking of getting a list of leads and using the owner info to mail postcards or letters to find small multi family.

I like to think I have done ok. for me finding properties is sales - managing real estate and growing your company requires problem solving. 

How did you find this deal and how did you negotiate it?

I’d recommend connecting with an investor-friendly agent in DFW to find off-market deals or fixer-uppers within your budget.

If not I would suggest finding a servicer to collect and manage that note. 

I started bringing donuts for their team when I would stop by to get keys from them.While this anecdote has more to do with client retention than acquisition, I still find it interesting. 

A platform that updates their data daily or weekly is covering a staggering cost in order to provide that to the end user.

@Adam Newman you will want to confirm this with the bank but you can’t take a loan out to borrow for part of the down payment so you’ll need to provide all the funds yourself or have a gift from someone for that which you don’t have.If you have a gift from someone to bridge the 20%, that would be ideal.  

They only do Memphis and Little Rock and may provide you with the end result without the hassle if you like that market.