Professional investors do this by sending thousands of mailers to distressed property owners, or building local "We Buy Houses for Cash" websites that rank well locally in search results. 

Check with your local zoning about splitting your parcel to create a new address.

I will apply to some local lenders and see where I can get going the cash out mtg route. 

I persisted and much to my surprise one day the door opened a crack and thus began a multi month journey through this man’s personal hell that eventually led to a $30,000 profit.He owned a local Jamaican bakery that was failing; his marriage was ending and his soon-to-be-ex moved out with their 5 year old daughter; and now he had lost his house.

definitely want to reach out to a local realtor . 40k is a good amount to get into a fix and flip 

I would check out some local meetups and meet with as many investors as I can.

I posted on 2 local community groups that I will be selling my house in the next month or so .

It's a 7-unit shopping plaza, all units are rented to local/ neighborhood businesses.

I'm in Knoxville too. happy to connect you with anyone locally. 

Are local credit unions more flexible on these criteria?