You can let people know you pay for referrals too.Since you don't have deals you can work with other wholesalers who don't have a good cash buyers list and sell their peoperties and split the profits if the will agree to this.

I wondered why the City of South Bend would hire an out of town company for the study until I looked at their national client list which includes over 450 reports for builders, developers, cities, non-profits, planners, investors, lenders, small companies and development subsidiaries of several Fortune 100 companies.You can read the report here https://www.southbendin.gov/sites/default/files/fi...The report is mainly about the residential market potential of downtown South Bend but the gist of it as it relates to your question is that on page 5 it states that approximately 60% of the households in the entire City of South Bend are owner occupied and 40% are tenant occupied.The US Census Bureau data confirms this with their latest data showing appx 59% owner occupants and 41% tenant occupied here:  https://www.census.gov/quickfacts/table/PST045215/...

My classes take up the majority of my morning and early afternoon, then of course I have to spend time outside of class studying.

There have been 3 major developments (easily 100+ units each) that have gone up over the last 2-3 years with more phases rolling out soon.  

We just sold that property for $110,000 Profit after holding it for 10 years.

Getting someone else to give you there house so you can profit from it is a difficult task, but a couple points you can make to sellers, depending on their situation, to help them see your point of view and want to do the deal are:- Earn Hassle Free Profits- Get Multiple Pay Days- Sell your house with No Commissions- Rent your house Without being a LandlordThis all stems from the strategy of the Seller receiving an upfront Option Payment, Monthly Rent Payments to cover their PITI, and Profits when the property Sells.  

I run a profitable restaurant in a two-story commercial building.

Put the signs up at major intersections in your area.

My thoughts are tying up a house, doing the design/plans, getting a after repair appraisal, selling them the house and making some money on the front end then build in the remaining of my profit as the design firm?

I agree, if we work with investors we should be very familiar with how to buy the property, rehab the property, make a profit on the property, and to have connections within that world.