I usually do table top closings.  

As in most of these cases, it can work, but rarely does, needing a unique set of circumstances, and a unique, possibly extra motivated seller.  

So many unique places to go.  

Sounds like you were not as serious as you said initially when you came to the table and were looking for bank financing. 

Before jumping in you really need to decide your area of investing. how much do you want to put in ... time, energy, mental fortitude (the 3 "t's"  tenants, toilets and turnover). a REIA club will help you with that. freebie seminars will help you as well.... if you learn one thing that will help you avoid mistakes, money left of table, it's worth it.

You need to bring more to the table other than promises, a promise to pay, a promise to make it work, a promise isn't collateral.What is your intention here, are you moving in, holding it to rent, fix and flip or just flip it?

It is a typical rear porch, serving as a means of egress, and also has a small area for a table and a couple of chairs.  

Also, be sure you know what value you bring to the table, aka: how you can help your prospective mentor or coach grow their business and achieve their goals.  

Should I wait until I have ran the numbers first on a potential property to bring to the table or should I research lenders first and see what they would be looking for?

My marketing goal (stay tuned for 2 new, unique marketing websites), will focus on attracting the home farming market by creating strong relationships with organizations like Future Farmers of America (and others), to assist younger generation, new American farmers matched with land at affordable prices and with easy lease-purchase options.