If you have a local university, they marketing students, classes look for new start ups to devise ad programs for, just apply with the teacher.

If you haven't yet purchased your first rental property in the geographical area that you're looking into, all of your expenses, from travel to professional fees to real estate books, are considered start-up expenses.Subject to certain limitations, you can deduct up to $5,000 of these start-up expenses in the year that your property becomes ready and available for rent (i.e., when it is placed in service) but must amortize the rest over 180 months (15 years).Note that certain costs, such as travel expenses incurred to investigate the property you actually end up purchasing, must be capitalized and added to the cost basis of the property, so there are nuances here.Also note that costs you incur after you purchase a property but before it is placed in service, such as rehab costs, utilities, insurance, etc., must be capitalized and added to the cost basis of the property.   

You may wish to consider a Rollover as Business Startup (ROBS program). 

@Jorge RodriguezGenerally the ROBS 401k (rollover business startup) is the preferred method  for flipping real estate because it will not subject the 401k to unrelated business income tax (UBIT).

Outside of the start-up Capital, what i really lack is the actual experience.

Take a shower at work to save on utilities, water, and electricity – as a side benefit you go to the gym more often (do your 3S’s there, ****, shower, shave)If you work in a startup company that caters food, it’s a no brainer— eat at work and bring food home.

Incorporating involves considerable start-up expenses2. profits are subject to dual taxation - as profits and again as dividends3. many legal formalities exist when filing and trying to maintain corporate status4. activities are limited to those defined in the corporate charterS CorporationsThe S Corporation is a form of the general corporation that has a special tax status with the IRS and many states.

I will be sending more of them so I'm trying to work it into my small startup budget.I've heard from others that you always start with a postcard for everyone and then move to letters.

Hi I'm trying to start up investing and find my first deal.

The start up cost seems high because from a cold start it generally takes some time to the first deal.