Cold calling is a great idea to get started, but maybe try connecting with local real estate groups or online forums too—they can sometimes have off-market deals.

Also, networking with local real estate agents and attending meetups in those areas can help you find off-market deals that might not be listed online.Have you considered specific states or cities for your investment?

Today, for example, I had to leave work to run a toilet to my plumber because when he took off the old one, someone had done a hack job on the remodel plumbing and damaged the flange and we actually needed a smaller toilet than was on it (10" instead of a 12").

How do you write things off?

Currently work a day job and have no capital to start off with.

I am leaning toward removal because the floor is run down, the risk of increased pests or feral cats, and there is already a storage closet off the patio.

To adapt, focus on refining your ARV and repair cost estimates, explore off-market deals, and consider creative financing strategies like seller financing or partnerships.

There are smaller one-off groups as well. 

There is a ton of opportunity off-market.Connect with an out of state investor agent that has a team that can cold-call. 

People want affordable housing, with the amenities, but is manufactured really going to scare off most lenders?