Hi @Matthew Ashe, I'm going to echo with what @Michael K Gallagher said about education.

Using any of the tools under the "education" tab at the top of this page?

You will inspect the day of closing; the house must be empty...Please get creative deal education. 

Then you can make an educated decision about whether or not you want to move forward.

First step is to educate yourself on the business and the market.

I’m currently aggressively educating my self trying to read at least 4 books a month while also driving for dollars and going to as many R.E.I meetups within a 65 mile radius of my home, which is in Sarasota Fl.

Youtube has many educators on creative deals that take less cash (and more knowledge and network of experts to help you).

I stole this concept from a Reddit User who had an alphabetical list and I wanted to put together a list organized by topics in Real Estate Investing for those looking for a specific thing they want to educate themselves on.

Keep educating yourself and Hunt, hunt, hunt! 

If there are no truly solid good deals (NOT what an agent tells you is a good deal), be patient and use the time to educate yourself.