I'm sure I could entertain the "knocking down the small house and building a big house" but this is my first rehab and to take that option on would be a big project.

If you can find a lender local to you that'll do what I did, in theory you could make more by being able to market to end-buyers using fannie/freddie and thus get a lot closer to full retail value than any all-cash buyer (or professional flipper) would be willing to entertain.

Most sellers won't entertain cold offers because they don't have any clue how well vetted you are. 

@Chris Mason @Exavier Hamilton  Exavier  i have never seen one can you name a few that might entertain this option.I get the foriegn nationals for owner occ.. banks do those ..

No, I will not entertain making you a hard money loan as I work with probate attorneys and their clients, not investor loans.

I have no personal experience buying/leasing/converting a church, but I found these two reads interesting.http://baltimoreguide.com/http:/baltimoreguide.com/local-fitness-guru-establishes-a-new-kind-of-sanctuary-in-fell%E2%80%99s-point/andhttp://articles.baltimoresun.com/2013-12-18/entertainment/bal-baltimore-theater-communitys-most-memorable-experiences-of-2013_1_baltimore-performance-kitchen-ian-tresselt-baltimore-rock-opera-society

Or if i need entertainment I might respond.  

Step into your covered patio through French doors to enjoy the large level back yard, perfect for an all year round entertaining.

Because I am new, I'd also entertain birdogging for an investor for experience/ extra cash.Thanks for any words of wisdom

If it is a small local bank they may entertain selling off a specific property if you contact them but otherwise it is a waiting game until they're ready.