This can be extremely costly.We have a two step program has no waiting period at all and will end up being quite a bit cheaper then the 3 month waiting period on closing costs, rate and NO pre-payment penalty. 

Also have reached out to tons of agents I have connections with already and not having much luck, so I want to focus on generating off market leads.It's my goal to get really proficient at cold calling.

First time poster, long time BiggerPockets reader. I'm looking for some general advice here... 

I populate all my own mailing lists, which typically involve only motivated sellers (high equity, divorce, probate, fo...

Prices will be extremely high - I don't think most investors are buying in these areas unless you have a lot of money and plan to house hack.  

So everything has to be as extreme as possible.

It makes for an extremely passive way to invest in real estate but at the end of the day you do have the say so on what happens at your property. 

For me, it would be how do they source deal flow - cold calling, google ads, fb ads, etc. 

I know your cost of living May be higher than mine was (I live in Virginia), but the skills you develop from this will be extremely useful in many ways. 

The other extreme is you could be your own GC and price out the various trades you need and coordinate the schedules. 

A ton of free information out there that's extremely valuable.