But if the numbers work out better to rent and invest OOS, go where the money is (as long as it lines up with your long-term goals).

After going round-and-round with a few difference national providers with awe-inspiring promises (only to be shocked by the real offerings they have) I came to terms with a local bank that is going to beat the terms from the nationwide "investment lenders" and are going to be a solid long-term partner in investing.The national players might work out better for you, based on your local property values or some other factors, but I'd recommend connecting with a local bank and finding a win-win opportunity with them.

Realtors are used to 3% which wipes out spreads - Set it up in a way where the seller pays for the commissions or work out a flat fee with the realtor. 

Anyone willing to support or workout with me on getting masterful at using them?

You bring the deal they bring the capital and work out an equity split.

Which, if it does not work out, I plan on moving anyway because, despite living here all my life, I do not like NYC.

You'll need a pre-approval letter for your offer to be taken seriously and getting pre-approved will also give you an idea of the price range in which you should be shopping.If you go the route of a 203k, there are a lot of details you'll have to work out after your offer is accepted, but the basic framework and overall budget should be worked out ahead of time.Incidentally for a 203k I always talk to my clients in terms of their "acquisition cost" which is an aggregate of the price, renovation budget and the contingency fund (usually 10% of the contractor's bid).

If it is an investment property they can sell it to you for what is owed and you can always work out a family agreement after the sale for "other" funds. 

Feel free to message me if this sounds interesting and you would like to hear how more of the practical numbers work out.

How do I know with certainty that an “act of God” or other unforeseen set of circumstances will not affect the private lender’s ability to fulfill their obligations.How do I work out loan advances?