Many people will say my cash flow is too low but I try to keep a minimal amount of my money in a deal. 

This dirt compacted very hard under minimal water sprinkling and had standing water for 5+ hours in full sun 85 degree weather (beneath the standing water, the dirt was relatively dry - so it was holding water, not draining at all).  

Using your remaining amount will minimize the amount you have to come up with if you us an FHA on whatever remaining amount you have to spend.  

Cut out all your  wasteful spending (everyone has it) and buckle down to achieve financial freedom.

Its about how to get started in vacation rentals and minimize your risk. 

Tell the listing agent you are unrepresented and are thinking of writing an offer, but don't want to waste anyone's time, so please shoot me the seller's disclosures.

You could be doing an FHA or homestyle loan put 5% or less down and that will make any minimal profit look great if you don't account for vacancy, mantainace, taxes, insurance, management, etc.... 

The issue im haveing is minimal funds. 10-13k that's it.

This is for new construction, I want to minimize the development cost, some areas are ridiculous for fees.

one of the guys i do deals with in Oregon did.. did not help him.. not sure why he did it. he was already very good at sourcing distressed and complicated real estate deals.. just wasted 20k