PM me if you want as I have gone down this path (though I did not get the deal I wanted so I walked away after I got outbid). 

@Anthony Brown,I don't have any personal experience in your area of the country, but here is a list that may be helpful. https://www.biggerpockets.com/hardmoneylenders/mar...Good luck!

After running into many road blocks due to the 25% banks would normally require for a down payment and the two year landlord experience requirement plus the 6 month reserves I needed I was convinced that this normal path of obtaining a mortgage was not the way to accomplish my goal.

There isn't any good RE club in the country i wanted to invest and by asking my negotiators, hardly any of them know any professional.

a nanosecond.As I see it, here are the numbers:$37,000       Cash to buy$20,000       Cash for rehab$57,000       Total Cash in$125,000     ARV$57,000/$125,000   =  45.6% ARV....if you can't find a lender for this ratio to do a COR, then you must be in some foreign country.70-75% ARV     typical ARV used for COR$87,500             70% ARV (of $125,000)(57,000)             Total Cash in$30,000             Cash Out$87,500/$57,000   =  154% CCRAs long as the new loan payment, when subtracted from your current cash flow, doesn't put you into a bad cash flow (as in negative), then grab it and move forward.  

If you have a large advertising budget, you can findout how to put a flyer on the community bulletin boards of all the well-known, "top-rated"hospitals in the country. 

@Tom Smith I am blessed to have a wife that follows me on the path of frugality, also be making an income that we can do that. 

My first time in the state, so excited to see a different part of the country. 

I consulted 2 lawyers with one proposing I start separate companies in each state and/or country that I own a property.

Next thing you know you are looking at properties either halfway across the country or digging in deeper in areas you are familiar with.