In Cleveland, Ohio - you can have 2-3 rental producing $2,600-$3,100 per month in cash flow, with a professional property management company, that is really turnkey, what is the value proposition for this asset? 

Once burnt twice shy.So I am of your same thought process this is a risky proposition if your not all cash and do not have your ducks in a row for refi.Also as you state this is also very risky for the investor .. you just need to be very certain who your doing business with in this model..

So the only value proposition you bring is you found the deal and will marshal it but you have no skin in the game other than time.. that is the hurdle you need to over come.Personally since I am the person your looking for I would not do this for someone who is knew.So to that end I would be looking for a equity partner FIRST.. get some deals and experience then you can go fishing for gap.. you can show them your done deals and your success's. and you will have some capital to put in even if its nominal.so this Gap theme is just soup de jour for I have no money and trying to do no money down 100% leveraged deals.

Therefore, paying people "under the table" is a risky proposition anymore.2. 

People are suffering from mail fatigue so your message needs to be of interest to them and they think they ought to be rewarded just for opening the envelope and reading your message.Your message needs to contain an offer of a proposition that solves a problem.

Some might lose interest if the proposition is sharing a bathroom and common areas with 3 other people.

Regarding down payment:  If you can put 20% down, this is very favorable and will save you from having to pay private mortgage insurance.Buying a Home to resell in 1-2 years is speculative and a break even proposition, at best, considering closing costs and fees.

Home Owner:I understand due to public record that you tried to sell with an agent, and it didn’t work out.I’m very sorry for that situation that you had to deal with, and it must been very difficult to deal with.I have a proposition for you; you may want to consider this proposition because it will not cost you anything to sell your house this way.I specialize in “lease to own” where the seller can get top sales price for their property, and avoid paying a real estate commission, which can be a lot of money.They also avoid some of the costs to sell which include closing costs and other costs.

It means you've created a value proposition that makes sense.

Borrowing against a 401(k) is a risky proposition.