So I started fixing it up a little.

Where can I go to borrow money to give the contractor in order to get the project started?

FHA & VA allow for a "Change in circumstance" for example you are moving, changing jobs requiring new location, new school, enlisted military, divorce, other life circumstance outside of your control.As far a penalty due to no intention as using from the start of the application.

Also, most of the stuff your list is low cost which is great, but once you start getting the deals and paying yourself back on the direct mail, double and triple those actions too (of course when you to a place financially that you can do that effectively).  

Can anyone convince me why should I start looking & investing in that area?

Francis, If you haven't, start establishing a relationship with some lenders in your area.

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.

You could start your search by reaching out to lenders, brokers or other investors you meet at REI meetups.

This way, you're not locked into a long-term commitment and can start looking for a new tenant.

With a 30-year amort and 10-year IO options - as well as ability to get rate down quite a bit if you have long-term horizon (5+ years so don't mind prepay) - the rates/terms and monthly payment will likely be very attractive.Others too have done the DSCR Portfolio Loan (Blanket Loan) refinance option too (refinanced the 10 properties that are under conventional into one blanket DSCR Loan and start the process back from 0 on conventional), however, given current rates, don't see it a lot currently since the refinance would typically mean racheting up interest on those