@Jay Hinrichs, yes agreed banks would be a slamdunk when it comes to your cheapest option, but you do lose the spread when it comes to closing.There are some private lenders that aren't as expensive as hard money lenders and have less red tape than banks.

Animal breeders are encouraging and giving information to buyers, and word of how easy it is to do is spreading among tenants.

I want to be able to have a social media presence and connect them both.

The "entrepreneur" community on youtube and social media seem to be the preachiest with this topic.The people who wake up earlier just go to bed earlier. 

You can also buy lists from companies like list source and there are some REI software companies that have a cash buyer search feature.Best way to find motivated sellers is to purchase lists and compile lists from city and county for 60-90-120 days late on mortgage, pre-foreclosure, delinquent taxes, water cutoff, code violation, probate, divorce, high equity, etc. and mail or cold call.Other methods are driving for dollars, door knocking, wholesalers, craigslist, Realtors, FSBO sites, expired listings, foreclosure sites, put out bandit signs, billboards, newspapers, other offline publications.You can use pay per click/adwords, facebook, Linkedin, Youtube, and other forms of online and social media marketing.

Literally go through your phone, social media, email - all of it - and call, text, or DM. 

@Frank YaccarinoRegarding taking a 401k loan:You would have to confirm that your 401k plan allows for a 401k participant loan (and that you have not had an outstanding loan in the last 12 months).If yes, you can borrow up to 50% of the balance not to exceed $50,000.The repayment terms are equal monthly/quarterly payments (as you prefer) of principal and interest (e.g. prime + 1%) spread over a 5 year term (or longer if you will use the loan to purchase your primary residence).

I would add market yourself through social media and share not just your wins but the struggles you have as well people can respect that and it creates the perception you're not afraid to lay it all out there!

See what your all in cost will be with purchase and reno. see if the spread is good enough and go for it. if you unsure partner up with investor in the area.

Love the spread sheet.