If you need an outlest for generosity (or guilt), once or twice a year, send the lender a thank you package of fruit, candy, flowers, gift card to restaurant, iPad, etc.Good luck in Iowa, I'm from Ames.

To me this would be the safest and easiest way to get into the game without the necessary capital.

I would offer them packages.  1) a predetermined (you pick) place to stay funded by you, plus a grocery store gift card to replace food and supplies needed for them to clean.  2) they can stay wherever and you will discount their rent based on a prorated rate and a grocery store gift card to replace food and supplies needed for them to clean. 

Unless you have the actual components of your NOI comps and the skill to analyze then GRM's will probably be the easiest and most accurate to determine market value.

Additionally, those 25 hours of BP Summit audio that you gifted is priceless.

Make sure you have a 3.5% down payment ready (this can even come from a gift from a person related by blood or marriage), decent credit (no tax unpaid tax liens, judgments, etc.), and three accounts with a 12 month history.

The easiest way to find them is to use google. 

the easiest way is to ask someone in your local REIA or a property management company- that's free.

Easiest way to finance your first deal. 

Short sales don't make the easiest flips.