Joe's brother-in-law buying Joe's house at a short sale would be a huge red flag for fraud.I think the biggest arrow in your quiver is #1, and your most probable path to success is to order a fresh appraisal with a fresh opinion of value, and once it comes back go to your (or the end-lender's) appraisal department (not the AMC, the lender's internal folks) and argue that the new appraisal is more credible than the previous one because of #1 ("if the appraiser didn't even go to the comps for a quick drive-by photo, who knows what else he didn't even actually do?")

LMK if you want me to set up a search  for you like Bill was talking about.

I really want to get a local, first-hand homeowner with some experience to talk me through the complicated flood and wind insurance that is required down here.

I am planning to go and talk to this guy now but I don't have high hopes.

I get excited now, when I have the chance to talk to someone with much more knowledge than me!

Feel free to send me a PM to talk more

There are a hundred things you could do to find deals, but mainly, just start looking and talking to everyone you know! 

Since I'm assuming by real estate you are talking about buy and hold (since you will still be working hard, although not as hard as in residency).  

I'm in Memphis, so if you ever want some "boots on the ground" to take photos, check out a neighborhood, talk to folks, etc. please let me know.  

I would probably not lend you rehab money on a second if it would put you over 65% Combined LTV (CLTV) and/or under about 1.1% DCR), even if your future income numbers could come true.I'm surely NOT trying to discourage you, but suggesting that you get the "weird" out of your numbers before talking to anyone about a loan.