I would speak to local banks and credit unions since this is where you might be able to work out a win-win financing solution.

The alternative is to find a seasoned investor in the location where you plan to invest, work out an agreement with them to bring their money, time, expertise, relational capital, systems, etc. to a deal you bring to them, and let them show you the process from beginning to end.

On the flip side given how sub to has been mass marketed through the guru / trainer folks you are going to have a lot of the buyers who are NOT properly capitalized  who dont understand how to do these correctly or are just plain crooks and when things dont work out they walk or even worse realize they can just rip rents and not pay on the mortgage this was very common back in the mid 2000s  I got a few interviews with the FBI chasing down folks that did this 20 30 50 times they were criminal enterprises and they ended up in prison..

You can sub all the work out and keep all your costs low for the rehab, even go in after deals that someone else might not be able to get because your costs of labor/work is a lot lower then the other person needing a contractor to do the work.

Lenders get more open minded to workouts once they are no longer getting paid, btw. 

@Brian BistolfoHow did it work out?

It didn't work out so well but I understand certain aspects are out of their control. 

I also need to establish a corp to work out of the rollover.

I used to service our notes personally but, with the SAFE act and the fact that servicing is a BIG pain in the butt anyhow, I am glad to shift this work out to others so that I can go out and do things that actually make me money!

We all know that misery loves company, but try taking a different approach and see how things work out for you.It's been clear for the past couple of days that something or someone has hurt you tremendously, and we're sorry that happened to you.