The power of the Web...

Rob Willis,I contacted(via web page) Renters Warehouse because they said they would do a free valuation of my rental.That prompted a non-stop barrage of emails and phone calls wanting me to use their servicesand at no point did they bring up helping with the free evaluation of my rentals value.  

Ultimately, portfolio lenders are betting on you as much as your property.  

HouseMatchCA.com  is our web site.   

Zachary Clough I run a small web design firm out of Miami and often outsource work to these services.

I asked my neighbors and a local real estate agent for any referral,  I have search the web and called many places.

I've also invested in Lancaster & Palmdale, and in your likely price range that may be your best bet ... you can get a single family home in a decent neighborhood or maybe even a duplex there for under $200k.

I bought a few tax liens through the Civic Source web site that Memphis uses for tax sale.

Michael, Your best bet is to partner with a builder and take a cut of the building portion.  

YMMV.I bet there are some other folks on here that are more active than me can give you some good ballparks on what contractors are bidding labor at.