As you buy more, that will change. 

So, the chances of someone trying to find the TRUE below market deal in their “spare time” is not great.  40 years ago you could.

I have had investors pull equity from their homes in the phoenix area to buy cash flowing properties in Fayetteville and similar areas, because the price growth in the phoenix area generates amazing returns.It depends on if you want cashflow now or delayed gratification later.

Buying mixed use means you want to feel confident in the future demand for both residential and commercial space in that area.

Pending property prices in your market perhaps $25,000 is enough to buy a small rental house.

If anything just buy motivating buyer lists or VA until you build your own buyers list.

We are looking to buy our first property in the Baltimore, MD area.

There is a reason why I buy properties that cost a multiple of what typical cheap rental properties are going for.

I hear there's a recent case in Federal Court where an investor was found NOT GUILTY of violating anti spam laws because his text was asking to BUY a property, which isn't sales (which is what marketing is). 

(I also don't understand how you have a hard money loan with a rate of 7.25%...)offering an equity position that you then buy out in just a few years seems like way too much complexity and risk when you say you just need 30K.