I would rather be part of the GP.Broker-Dealers don't touch deals as small as the ones done by most real estate investors at this level.

Hey @Johanna Abanes - I would start by getting in touch with local rehab clinics/hostels and let them know what you're thinking, they will be able to better guide you than anyone on this platform (most likely) 

That’s the kind of personal touch you don’t always get with online banks, especially when the going gets tough.On the other hand, online banks are crushing it when it comes to tech and ease of use.

So if you were in my position, how would you use creative financing to build up to 10 properties in the next 3 years and not sell stock or touch retirement? 

@Jesse Dominguez-Castelan you could get in touch with a local bank in that town and explain to them exactly what you just did here and ask them if they have a product that might help you accomplish both the buyout and the renovations.

Every time we thought we had all the boxes checked, the city threw another curveball our way.One thing that eventually helped was getting in touch with someone directly in the zoning office.

Stay in touch with your lawyer and document everything.

I wouldn't touch arbitrage with a 10 foot pole unless it was a super unique property and situation with an owner where I saw some longevity and buy in from them. 

I haven't touched it since, my HELOC balance is ZERO.

You go to the internet.Well, guess what So does everyone else including actually MOTIVATED sellers.The ONLY way to reliably get in touch with motivated sellers is for you to make it extremely easy for them to find you.I call this "stalking the watering hole".SEO is obviously the best, but  PPC and Facebook ads (a service I do not provide... meaning I am not just saying this BECAUSE I offer SEO) are the next best thing each with advantages and disadvantages.Now, you are better off investing in an ever working lead generation system so you can automate this to generate the highest quality leads for free, than investing in a list, no matter the list and every single time you send mailers you have to 1) Hope they see the mailer2) Hope they open the mailer3) Hope that when and IF they open the mailer they are in the mood to read it4) Hope that when they 1. find the mailer, 2. and hopefully open the mailer, and 3. hopefully they are in the mood to read your mailer, and 4. they are coincidently in some sort of motivation state to act on the mailer, they will give YOU a call when they have received 400 other mailers from other peopleYou do realize that 50% of 50% is 25%.