Estimate expenses based on how you will run the property.With revenue in hand, expenses covered, and cash needed, you can now formulate an offer that will let you cover all of this and the debt service.If you plan to get conventional financing and the loan is less than 500K you will need to approach a small / local bank.  

Plus, of course, real estate debt brings lots of other strategic advantages for taxes, higher cash-on-cash returns, etc.  

I want to use that 30,000 as strategically as I can..

I’d like to rent the house out to some of my friends and cultivate a high-end conscious community.I have a masters of architecture so I’d facilitate the integration of landscape and architecture in strategic phasing with a firm.

Investors think creatively.There are many theories that can be delved into on why Fannie Mae doesnt allow you obtain borrowed funds or gift funds in the middle of the transaction but short to say its a rule if you'd like FNMA money you must abide by them or find a loan officer who is more strategic in their planning for you. 

Las Vegas and Phoenix / Mesa are similar markets so the following link might help yo to begin to formulate your questions. 

Adjusting your price point strategically in a good rent areas is a way to get started.

I've had a ton of failed direct mail attempts and wasted lots of money so I am trying to be more strategic and get away from the "shotgun" approach.

The seller is well within their right not to respond, and very well may be doing so strategically.

If you really intend to expand your portfolio in the future, a PM company will be you best friend, but in the mean time, why not see what they go through on an everyday basis yourself before you formulate a contract with them?