In my mind I have three options (I am sure there are more but these are the 3 of the more obvious ones), I can start doing some direct marketing (plan is to start that around the middle of Dec/beginning of Jan), driving for dollars or get in with some wholesalers and hopefully uncover a deal with some meat on the bones.Any suggestions other than those laid out to help try and uncover some good opportunities?

That crack about the competition is another red flag.You can hire people to put signs out just like the developers and home builders do.

For example they source at 50k and sell to me at 65k.  

If you get lined up with HM, I have about 6 off-market properties in front of me at any given time that you can look at, but you must be a CASH or HM buyer. 

Thanks @Justin Peila - I am looking to get around $35000 line which will put me at 75%.

when you say $200 Positive, what is the Amm of the loan, my rule is $200 positive after taxes Insurance and management assuming financing 100% of purchase and fix up on on 15 years at 6% that should put me at no more than 60% LTV I do this to prepare for a correction in the market, and have adequate equity to get out of a property if the sky is falling and I have to sell.

Thank you for advice and yes I concur that turnkey, or close to move in ready besides a few cosmetic repairs, are the best way to go for me at the moment. 

Email me at [email protected]. 

The Red X subscription was $350/quarter so all in it costs about $500/month to keep it going. 

Now to the meat of things.I currently drive a 2015 ford fusion titanium *hybrid* which is very economical from the minor maintenance and fuel perspective.