We have both worked towards projects like you are trying but haven't been able to get it to work our or couldn't remove the zoning risk before purchase. 

They will use 75% of projected rents for your DTI.

The way I figure if I put my money in value add projects it’s a lot better than where it is.

But we've been taking advantage of 0% credit card promotions for the past couple of years for a big remodeling project that we will eventually pay off with a HELOC.

Welcome to BP Nathan.You are thinking about doing a BRRRR project while also having a full time job?

Our best deal to date was from simply door knocking the houses around a project we were working on that we found on MLS.  

I never met him but we spoke often throughout the project, I received a fair price for the job and the job was done on time.

Jorge Rios I was told a few months back that some of the newly built apartments were beginning to sit empty for longer periods and there were fears around some of these not making the returns they had originally projected.

I had been in talks with a rehabber in my area who uses hard money lenders to fund his projects and we were to be doing a fix and flip this month, so I went ahead and got myself a $10k loan to throw into the mix to cover carrying costs.

I think you will be better served being aggressive in making offers, shopping hard, building relationships with real estate professionals, and in the end tackling a house that you can add value to.