@John Moore thanks for clearing that up. i am familiar with propane tanks as my mother is a small business owner in my city. and i did not know that about the difference in the ages of the homes and how they are set up in heating the home. i appreciate your feedback as i am venturing into your market to purchase a foreclosure. these nuggets are so helpful. 

You could become a private lender or if you would like to be more involved you could joint venture with someone who could use your capital and work it out that way.

I buy primarily small multifamily homes and do venture in to the single family home realm a bit as well.

This worked out great and I've been lucky enough to acquire a couple more properties, but at much higher costs due to the types of loans   While my limited experience is only in rental properties, I'm eager to learn more about flipping, creative financing and tips for being more organized in my investment ventures.  

Any tips, template, or workflow/ advice?

The training is an invaluable resource as I build my sales career and if I feel I need to venture out later on I have the freedom to do that.

Be sure to check out the BiggerPockets Podcasts too, if you haven't already.I wish you the best in your ventures.  

I will never proceed in business venture before doing back ground checks and contracts.

The same caveats apply with gentrification as with other real estate ventures—to dilute risk, engage in a variety of different endeavors.

If I do happen to venture off on my own, what are a few effective ways to finance a property without cash?