A third option would be to consider a Private Lender which is similar to a Down Payment Equity Partnership except that you don't establish a business partnership with them.4.

Any markets that can present such houses with an avid rental population looking to gladly pay this much and be good respectful tenants? 

Maybe partner with a hard money company to establish a relationship with them, etc.

As a pass-through business entity owner, partners in a partnership may be able to take advantage of the 20% pass-through deduction established under the Tax Cuts and Jobs Act (TCJA).

You can then perform a direct rollover from a Traditional IRA to your newly established Solo 401K.I lost you on your next point...

Then contact the contractors and start establishing a relationship.

Your friend would have to establish an account with one of the three credit reporting companies before he could report your payments.

This is something we are trying to avoid as well as establish a relationship with the bank for future deals. 

You are twenty, if you are working while in school and have potentially low costs of living put as much as you can into investment accounts that will grow exponentially, look up Financial freedom retire early as concepts you can adopt and start early, look for house hacking opportunities (aka find a home you can potentially partner with someone to buy or rent in your area with a decent amount of bedrooms, and then rent bedrooms out to friends) Anyways, learning how to put away a majority of your earning into things like Roths, Self directed IRA's or any other potential growing tool while you get your degree in your respective field/ go into working in that field will open up so many doors for investing in 5 to 10 years.

To get good deals from brokers, you'll have to build good relationships with them and also establish yourself as a credible buyer.With regard to submitting low offers, the best advice that I can offer you is to speak with the broker and see what they say before submitting it.