Sweat equity included - framing, windows, siding, roofing, concrete flatwork, painting, trim, etc...Of course it was a lot of hard work building a house and working fulltime but we managed.

I hired out the plumbing, electrical, granite counters and tile but I installed cabinets, trim and lighting.

Close with the established methods in your state.

So find a way to get rental income: finish the basement or garage into a MIL or maybe even build a backyard cottage if the rental income vs. construction cost pencils out or as a method of last resort...move back in with the parents. 

However, I am amazed how many I meet that know nothing about different financing methods, how to determine true cash flow, cap rates, and some are terrible salesman/women.

another method is again to use an assignment of contract signed and completed at closing, paid out by the title company. 

Thus, if you are looking for a total return of 10% then your cap rate(noi/value) must be 7-8%.I try to determine value by looking at comps or by what is called the income method. 

Another method I have used is to find phone numbers for their neighbors of their current residence and calling them to see if you can get a phone number for the owners or have them give your number to the owners.  

Mark Forest The thing about CAP rates is they are easily and frequently misused.CAP rates are only useful to compare the cost of cash-flows in a local market, and then only if each CAP is calculated using the same method {you and I could calculate the CAP for a given building and get different results}.  

What are method are you using for marketing (call, email, text, letter)?