Send him a letter, emphasize that you are personally yourself the end-buyer, include proof of funds, include something attesting to you being financeable (unless your proof of funds is for the full cash purchase price).If he owns 20 local businesses, good chance he's in at least one chamber of commerce, and if he's not, he 100% knows people that are, who will spill the beans and offer to do an intro if you mention you're interested in buying a gas station over a beer or a meal (there's probably like 3 people in that city that fit this description, why not get introduced to all 3?)

How do I fund for future properties?

Especially in a low priced market where you can't recoup the cost.

Now, very profitable with $4,000 rents and low monthly payments.Passively considering a sale to do another 1031 exchange.

For now, I sort of want to start "small" and I'm looking to build a portfolio of single family homes in areas with good price-to-rent ratio where there's good cash flow and low price.

Sure the underwriting can be done in a way to ensure the LTC is low but do you really want to own that asset in the event of a default? 

Last time spread was this low, March '09, from then until Covid 2020, SP500 went up 455% but VNQ-REIT index went up 555%.

I like using my Spark business card for funding my rehabs because it gives me 2% cashback on every purchase and then I wipe it out every month with rehab draws.

I'm in the Rent Tahoe Nevada market and we are a landlord friendly state with low taxes.

But the reviews of the all the top home warranty companies don't give a good feeling about the practicality of using one including poor service, delayed appointments, multiple visits to fix an issue, keep patching the appliances and systems instead of replacing, offering low replacement costs if they decide to replace, not to mention the tenant frustrations because of these issues.