I have investor friends in LA area offering temporary free housing.

The markets offer low to medium gross yields that max out around 7% if you buy in todays market.

From the information you offered, I researched The Land Method and can clearly see why Jonathan is the way to go.

The lenders that offer the 203k renovation loan are telling me that DPA cannot be used with it and this is in Ohio.

Feelings have no place in a sport of maths. 

When you can access the opportunities first, you can qualify the lead first, analyse and find the best deals first, reach out and build rapport first , offer your solution first (rather than having your offer thrown on a pile of others the individual has already been given) and so on.

I am cold calling owners and they are just laughing at me with my offers at 8% caps. 

Looking forward to hearing what your market has to offer. 

Find a good lender, get pre approved, make sure you practice running the #'s using the 100's of videos and guides from BP, find an investor friendly Realtor, and then start making offers on any property that meets your goal.

This just protects our investment until probate is finished.Get creative with your offers you never know what will interest a seller.Have a conversation and find out their needs if you can before making offers.