A lot of times the lender offering the best rate up front will not care about meeting your contract deadlines or protecting your earnest money or even actually closing the deal.

If you are new, you want that contract to be tight, but more than that, you want to be able to explain transparently what you are doing and that starts with a streamlined contract with assignment clause.

Sure- the first few years will be tight, but the reason the numbers aren't great right away is because there is competition for those properties.

I have been talking to investors and discussing my interest in raising capital and I get the same response "Capital is tight", "no one's lending right now", and "Why would someone lend to a new investor?". 

We were after a very specific product within a tight radius, so we were able to mail almost all the houses that met our criteria without breaking the bank.

I would sit tight.

Maybe money is tight, maybe it is the summer and people are feeling more inspired to make the recurring Home Depot runs, or maybe people are taking more initiative to round their skills on Youtube University. 

If you got the extra cash to repair HVAC I would invest in that, if you are on a tight budget maybe ask someone to lend you some money. 

Submitting your 60-day notice should give you enough time to find and close on a property, but it will be tight.

Despite the challenges of managing a tight budget, we successfully transformed the property and achieved a profitable outcome.