If the property needs a lot of work, I usually also include 3 recent distressed sales, as a "bonus" to the lender.

But that frees up my budget and is a huge bonus.  

Sign up for that.https://www.meetup.com/Real-Estate-Investors-of-Houston/events/235632800/

Excluding eviction which is very rare.3) to get a credit report you must sign up with and comply with the requirements of a credit company.

How do you sign up?

I have 20k in initial investment capital due to a hiring bonus but also have 120k in student loans (fyi: after much research, for me it'll be to invest first then to pay off the loans).  

Come up with some kind of profit split with a bonus clause that incentivizes them to finish within budget and on time.

I would prefer not to use a third party site (ie Dwolla, etc) where they have to sign up for an account. 

Sign up  for a company that will provide Expired Listings.

Everyone likes to talk about themselves - just a bonus you can get in tight with new boss while getting a lesson on building a business.Good luck.