In the current market, I would focus on Tacoma which has some really awesome neighborhoods with great old houses (I don't care for modern ~post 1940's construction) at 1/2 the price of similar homes in Seattle.

Their interest rates are higher than my local lenders but they specialize in this field.4) Hard money purchase rehab, end lender refinance5) Buy and rehab all cash and then refinance.6) Combination of Hard money for purchase and rehab and use private investors for the long term refinance.7) Do any of the above 6 and then after 20-30 then go to a commercial large player (could still be the local bank just probably different division) and get a blanket portfolio loan to wipe all those properties down. then go back to filling the bucket for another 20-30Also make sure to mix you lenders.

I'm a numbers guy, and I really love the combination of investing and financing options.  

I paid $1250 combined for two unbuildable vacant parcels with soil stability issues.My marketing budget is private and my methods are proprietary.

Using modern windows in a house that old never works out well.

@All, I think a combination of LinkedIn and BP is crucial to a solid online presence.

You could combine both of your business interests and possibly write off your tripsAnne

I like to use a combination of purchased and then my own list of distressed properties.

Yet I do like the idea of using that method combined with the M to M that @Michele Fischer mentioned. 

And the profit wouldn't be all that greater on that one and the profit on that one with all cash would not even be half of the profit of the other four combined, so...Helps spread the risk around as well.