If you've got a fat enough down payment, HML is of course also an option. 

I use equity as closing costs, down payment, and cash out the rest in a fat check at closing.

Aaron I believe his work is expensive primarily b/c his skilled labor costs are high, not because he's making a fat margin.  

If your timing isn't super critical (back burner parts of the project that you can do now, or at the very end, or anywhere in the middle), you'd be surprised what you can find by lurking craigslist.

Wholesalers outright lie about ARVsRealtors will inflate the values to try and get listings...If you expect to use a wholesaler to source deals (they typically take the fat off most deals) and a realtor to verify the ARVs expect to do a few flips for free or at a loss.Don't get me wrong, good realtors and wholesalers are out there.....just like unicorns.

If they show a interest in avoiding the eviction but whine offer them some cash to cover the moving costs - $500.With this process you always have the eviction on the back burner applying pressure on them and acting as a safety fall back for you.

Conversion to gas burner will be relatively straightforward, and I've read that there are submeters for steam.

Then one day, in place of my beautiful plants was a very fat and satisfied green horn worm.

Or just always "seeeing' visionary" seeing things that could be.. or is  needed.I have a couple of things on the burner right now. 

Now my life is "ruined" :) As of writing this post, my Real Estate investing experience is a big fat 0.