You are not going to be able to buy a QUAD priced at $160K if they only lend you $100K.If you go to larger multi-family unit dwelling you would be a passive investor as you are a beginner you don't bring much value to the table apart from a keen sense to learn REI.

Unique envelope.

You still have to do what's right for you regardless of the offers on the table.

While the capitalization for the expenses is clear on properties that we the rehabbers have purchased, there are some other possibilities based on our unique situation.  

Question How would you propose to structure the transaction assuming any structure is on the table?

And all other low down payment options are off the table.

If you are willing to share how much you are willing to bring to the table, that might help people on the site share solutions.

2)  Copy - Does that first sentence have a compelling unique selling position?  

That way it something unique that nobody else is mailing.

A great lender can save you money time and hassle before getting to the closing table.