Or you can rent a truck and take it to the dump yourself.

Not having enough cash on hand in the capital reserve budget up front4.

Budget is broad but 400 min 700 max.

It's good that you've budgeted a combined 15% for monthly repairs + capex, but you may want to bump that up to 20%.Even as you've presented this deal, the cash-on-cash ROI is less than 5%. 

I also would caution that $1000 a year for maintenance may be low when roofs up here get 20 years of service so really you should budget $600/yr for the roof alone not to mention water heaters, furnace, A/C units, appliances, flooring, paint, updating kitchens etc.

Additionally, I’m beginning with a tight budget and I’m curious as to how people locate their buyers.

Prior to the military, I did concrete work, drove a truck (I got my CDL when I was 16), and operated heavy equipment.

Sometimes a bridge loan can save on early payoff fees if you plan to refi, and often raising the reno budget funds through debt is cheaper than with equity.

I would only consider this property if the rehab budget was more manageable or the cash-flow was crazy good after the rehab (like 1.5-2% deal). 

Most rehabs overshoot the budget due to unforeseen contingencies.Right now, your $1,4000 is slightly worse than the 1% Rule.