Of course most GPs have personally put in money to keep the deals from sinking.

Give me money so I can prove some guy on BiggerPockets wrong? 

Out of state investors can do really well here, but you can also lose a decent chunk of money if you buy wrong.Lots of out of state investors, especially those from California get a little blindsided because everything here is so cheap it all looks like a guaranteed great deal.

With conventional financing becoming more restrictive, real estate investors may turn to hard money loans for acquisitions and rehab projects.

I would look at buying 5 properties using loans that have some sort of value add aspect in a market that I believe will appreciate at the minimum of the historic national average.This may be a rather boring and unflashy answer but I believe it would be the best money spent in my current knowledge and expertise.  

If you needed the money ASAP that won't be super beneficial. 

Might have a tenant that will sign a ten year lease and drop some money into the space.

Not sure how much money % I can save if I do it myself too? 

Looks to be enough room to make money but just be sure you're very confident in the comps in the area the property is in. 

Many Realtors will suggest purchasing a property using a FHA Loan, to reduce your out of pocket money.