new construction homes everywhere. many people waiting on the fence. once the rates drop its going to get crazy again.

Aloha, Angela - welcome to BP.

Here in Texas, I’ve gone through hundreds of deals this year and maybe half a dozen deals were worth the investment. 

instead of a lender try to find a capital partner and share the deals.. thats what I do provide money for JV's  works great its a win win.. your going to waste your time trying to find nothing down lenders.. unless you already have one that really loves you then its possible.

First step would be to talk to the controlling government body about what you can do with it.

Quote from @Jake Hughes: Whats up BP community.What professional photographers are people using to market their rehabbed properties?

You may want to think about working with a realtor or a really good attorney to make sure you are set up correctly to start off in the best possible situation. 

And, 20 years ago, IF you were willing to break US laws, it had a good chance of working.  

Started a new Partership earlier this year and got our first house within it.

. :)The best book I've read is "The Unofficial Guide to Real Estate Investing" by Spencer Strauss.