I am in the same boat as you with limited personal funds and credit which has been a source of discouragement while I try to save. 

@Stephen KunenProviding substantial services to your hosts provide suggestions that you should report it as schedule C as opposed to schedule E.Substantial services include but not limited toConcierge, meals, housekeeping, cleaning, entertainment etc.A pro of reporting it on schedule C is that losses are deductible and not subject to passive activity rulesA con is that income will also be subject to self-employment taxes in addition to income taxes.

Spreading your limited resources on multiple marketing channels won't get you more deals, it'll actually hurt you.You should examine what your strengths and weaknesses are, and understand what it would cost you to deploy one of those channels in an efficient manner to make your own decision. 

I would not advise a client to accept a deal otherwise, as there would be limited security.Seeing as you need these funds up front to act as a DP for the bank, it wouldn't be  very appealing deal to the hard money lender. 

Some times you need to know when to take a loss.

You'll need to sign what's called an Exclusive Right-to-Buy contract with them, but as others have stated, it can be limited just to the property for which you're making an offer.

It is zoned as suburban residential but with a P.D. the county is much more flexible with the zoning limitations.

That fact combined with the fact that this is my part-time business, limits my capacity to 2, maybe 3 units at a time.Yolanda

And if you’re anticipating any losses from your rental property you will probably want to ensure you meet the exceptions to be able to deduct them.

I Ididnot reinvest the proceeds in another building or do a 1081 exchange, i instead paid off the mortgages on most of our  other buildings to offset the loss and cash flow from selling my most profitable building.