As long as you have experience there are options for this scenario, however most lenders who are going to offer a mortgage on a property that needs a full gut rehab will require that rehab funds be included.

I felt the cost was just too high for what it offered in the way of education, and as you noted, the list of banks offering 1st position HELOCs. 

Different agents will work for different fees and I am sure if you offer to pay them more per deal, they will work harder for you. 

My realtor (and friend) owns a number of properties and recently offered to sell one to me through a lease purchase agreement.

Is there anything I should keep in mind about getting prequalified or making offers in my situation or anything in general?

FHA is good for low income, lower credit and offers higher DTI ratios to accommodate.

Although I haven't gotten a yes yet, the sellers weren't upset with my offer.

On the other hand, a multifamily property might offer steadier income and can be a bit more hands-off, especially if you opt for property management. 

How do I go about contacting someone to see the house and possibly make an offer?

Does need some updating but great bones 230k cash offer 0 day inspection period