In all the offers I've been a part of, a pre-approval from a traditional lender < POF from a HML < POF from an individual partner or family member < POF in personal name showing assets (like stocks) < POF in personal name showing cash or cash equivalent.Know that some of your competition, when offering on a property they know many others will be going for, emphasize their offer only requires their signature - no lenders, 3rd parties, or anything else... a true cash offer where they 100% control the decision.  

I could also get a contractor friend of mines to do the fixing up.

Options include driving for dollars, absentee, probate, using listsource if you are not in a competitive market, buying lists that are exclusive for your market type  3) Start a sustained direct mail campaign.

I have a few jobs: I do some bookeeping, budgeting, and business consulting for a local architect, I work at at CPA firm during tax season, and I own a little side business with my friend doing pressure washing and sealing driveways, patios, sidewalks, etc.

I plan to ask friends and family to give me up to $100k for property investing. thanks

Money is NOT the factor here, but rather which is more tenant friendly; gas or electric?

The city is not very short term rental friendly.  

We've distributed our initial round of PPMs, mostly to our network of friends & professional acquaintances, and I'd like to expand this effort and find others who'd be interested

Friendly disagreement: I think you should have an LLC when you start out.LLCs are very easy and inexpensive to file.

If you'd like to DM me I can connect you with our Finance Director and I'm sure we can come up with a competitive solution for you.