I would rather my money work for me while I'm learning, than just sitting while I'm waiting to get in the game. 

If the area you live in is trending down and you want to be hands on, what is it that keeps you from moving?

It's like a chess game.

I will also throw in I am brand new and looking for whole sale properties and properties I can take subject to and rent out.

A properly structured contract would allow you to take over conttrol of the project without foreclosure by shifting the beneficial interest from the investor to you as project milestones are missed.I realize this suggestion comes a little late in the game for your current situation, so give CRR a call, but before the next time look into using a land contract.

I've done multiple tear offs and you're budget (assuming a standard building on a standard 25x125) is in the $8000 to $12000 range depending upon the extent of plywood replacement and R value on the insulation you put in. I

Louis has high crime rates so you need to understand the area you are investing in. I

Strong bowtie game.....Welcome! 

Being I have been in the game for sixteen (16) years I understand it a bit better than most.

. :)  Part of this game is reading the thread.