Besides expired listings another way to get to tired landlords is to go to eviction court and hand out business cards.

Paying off credit cards now so not much cash on hand but my step dad has recently come into a large amount of cash for his retirement and is looking to invest with hard money loans. 

Cancel credit cards you don't use.

A conventional loan will probably work for you as well, if you already used your FHA card.

I hope you have calling cards made up that say you are a managment firm and are giving them out at the Real Estate Clubs and Real Estate Meet ups that I hope you are attending.  

We would pay off our credit cards, get me a nice used truck($10-17k) so I can more easily do side work(landscaping and grass cutting) that I do all the time.

I could pull half that out of credit cards I have today with zero balances, but the rates there are atrocious.

Best bet on something that small is to secure it with something else, like a HELOC or credit card. 

@Jon Mbu here is our first experience as investors and as auction.com purchasers which was an occupied property. http://www.biggerpockets.com/forums/522/topics/177...Their website will answer your questions but to make it a bit quicker (you should verify this on their site just in case it's different for the property your interested in or your state), the $2,500 is a hold placed on your card.

I PUT OUT BANDIT SIGNS EVERYWHERE AND MONEY DROP CARDS!!