Look for hard or private money to fund the purchase price and rehab, and then approach a commercial lender after tenants are in place

Utilize FHA loan for first time home buyer which requires you to put only 3.5% as down-payment plus closing cost meaning with your share of 10 k you can buy a property worth under 150 k all by yourself( 5,250 down-payment + 3750 approx towards closing cost ) idle approach is to buy it only on  your name for house hacking and to involve partner for other investmentopportunity... hope this helps..

A cookie cutter approach is rarely a good idea. 

A different approach is placing a “tester” ad on Craigslist (posting a fictitious sf rental deal to see if the specs you choose can drive contact) and when receiving calls about this property you simply say “It is no longer available, however, would you like to be added to my investor list to know about the next one?”

You are already in a perfect conversation and approaching it in just the right way.

I have steadily been doing flips in the New Mexico area for seven years and I am absolutely loving it if you’re doing straight flips and not just investment you can make a lot of money and just like me you will have other investors approaching you wanting to give you money therefore who cares if the banks like you LOL   Take those other investors and double their money in four months I do  closing on 4 Properties tomorrow one of them is in Colorado after the next project we made 125,000 profit

Then approach each tenant to work out a tentative lease-to-own contract.

Curious to see how people approach doing their research.

Values approaching $500-600K.  

Procuring a Tax ID was a different process and another $50 I think.