I simply contact people with VA loans.

I currently have my funds ready (hardmoney).My goal for the first flip is to simply find a property that only needs upgrades in the kitchen, bathroom, paint job, flooring and any other" small" items that will add value.

@Ron H.I simply wouldn’t do it.

Follow all the steps and don’t cut any corners;  if your asset is a thousand miles away you have to do your homework, and it had better be managed someone you trust a fair bit.

It's the best loan, no PMI, no downpayment, and in Texas if you are disabled they will even cut your property taxes. 

They will hold the funds, sign every document, cut every check, and receive every deposit. 

You don’t want a budget firm that will cut corners, but you also need to keep in mind that the management expenses eat away at your earnings.

Once your exchange is complete you simply use the property as you normally would. 

Simply say these magical words: "Okay officer, which sign and where is it exactly located, I will take it off immediately!"

Every summer, even though they are on 12-month leases I have a high amount of vacancy simply because tenants move out without paying for the last month or two of rent.