Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

As a person who has lived in NC & SC and Phoenix, I would highly suggest AZ.

I have a friend that owns over 60 rentals in his personal name and he's never been sued.

Most DSCR lenders actually prefer you to own the property in an LLC, although some do allow you to close in a personal name.

I will actually be up in NYC in April so we could also connect in person before you come down.

Market timing, properly acquired property, personal capital available How did you find this deal and how did you negotiate it?

I spend roughly $120k on my renovations, but this is for the entire property and developing the secondary suite which certainly costs more (2 new furnaces, all new plumbing, new kitchens and bathrooms with tiled floors and showers).All said and done, I personally love it.

Quote from @Peter Tverdov: Think at least for the text standpoint it is challenging in this market now where I know personally 3 people that have been in lawsuits with one ringing in at $500,000 for cold text messages to people that did not want to be marketed to, so to @Jonathan Greene point on that for sure.I think that cold calling is a true skill that really no one (or 1%) will end up doing, and I 100% agree that VAs do not do it right..

Get some gift funds to help with the down payment if you can.

The idea of raising funds from new investors to get them involved in selling lease option houses to tenants does not pass the sniff test.In a nutshell, this is why lease option is so terrible.