No money to "fix it up" for rental income.I'm stuck in quick sand, below mud, between a rock and a hard place!

Number one, it's a modern design here in the land of extremely traditional homes.

If you are renovating a modern house, click "modern", "traditional", click that.  

Already planned to use other method than the traditional & boring bank loan because i just love to use my brain, that's why i'm into real estate.

I and I'm sure many others have invested in traditional educations because we have been conditioned to think that way, and leave with high student loans, however if we choose to invest in ourselves in learning real estate investing, then people says its crazy to pay for a course.My opinion is that its best to learn from real people that you can see and hear outside of a seminar setting than to read a book and go it alone.       

Im looking for advice from others if they've dealt with this situation before.From research I have done, I've read that lenders (traditional loans for first time homebuyers) may include the possible income from your tenant(s) in calculating what mortgage payment you can afford.Im afraid It'd be possible to get sucked into buying a larger (more expensive) property that I may not be able to afford if there is increased vacancy / multiple unfortunate events.This concerns me because if I (single, unmarried guy) can only afford $1300/month on a mortgage, but the bank is insistent that I can afford 2100 / month because  my income + rent can ''easily'' cover the cost. 

There is no getting away from the fact that internet leads are different than traditional referrals.

Google it.My understanding is that they can provide traditional  title insurance right away.

I can sell it.I have the cash reserves myself to lend, as well as know both individuals who want to fund real estate investors, and customers.I've talked to hard money lenders in depth before and understand the traditional model.

Once it is stabalized and value is added you may qualify for traditional lending.  2.