It was off market, I paid a local bird dog $20k for helping to get it to the close and even including that $20k at market rate it met the 1% rule.Today my underwriting would not have a 1% ratio with 80% LTV as positive cash flow in class C.  

Need more information about local comps, the condition, and state of the market.

@William Taylor so many options...Use your RE knowledge to: WholesaleFind rental deals to sell to investors locally or here on BPStart leveraging your personal contacts to build your sales businessFind a motivated seller willing to do seller financing:- Move in worst room or basement, rent out all the other rooms for max cashflow- You could even live in the basement and STR the rest of the house

Should I reach out to local agents, wholesaler like New Western?

Go to BUILD YOUR TEAM at the top of the screen and look for local investors or meetups in your area.

Is there a local developer/builder who might be interested in the whole package?

I think if you set up your platform listings appropriately you will do well.You could also contact local wedding and event coordinators and make them aware of your listing.

Lastly, your going to want to get with local governance, a lot more then normal.

I'm not an loan officer, but I know some banks locally like ORNL Credit Union have offered a 0% down conventional loan product.

there's people out there who will fund downpayments for equity in the deal or a preferred return. hit up local meetups and facebook groups and have some conversations