@Enrique Toledo  If the seller is firm at 10% down, you can always get a personal loan for that 10%. 

The first is having a personal portfolio of 5 passive rental properties, not including my residence.

Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.

The vast majority of contractors won't want to give bids on properties while under contract unless they have a relationship with that person from prior jobs.

Whichever direction you go, be sure to work with folks who understand this and gives you the confidence to take reasonable action - I'd personally take an okay investment and weather the storm for a few years that will eventually perform well, and do that each year - rather than take 3 years to wait for the best deal possible.

I personally haven't sent postcards, I've had good luck with PPC and Video ads. 

Meet in person.

Instead of debates and personal opinion, look for proof https://www.ladbs.org/docs/default-source/forms/plan-check-2017/single-family-dwelling-duplex-plan-review-list.pdf under G (Interior Env) which defines the minimum requirement of a habitable room (aka bedroom or bathroom).

One of them I have used personally. 

But now with the joy and headaches of non-metered units, trying to wrangle 3 different set's of persons into playing nice, etc etc..