If you are interested in URI main campus in South Kingstown,  you need to get familiar with the area of South County and its quirks.

That's the main reason I'm trying to get as much advice as I can and then sort it all out from there. 

The main issue is that it's in Missouri and I live in Austin, TX. 

Like everyone said, it is the main issue with out of state.

Cash in the bank is one component of that strategy.

All strategies have SOME validity and returns, but the main thing is what works best for you in your current state of investing.

But the bottom line is they were using the D class assets as the base of their collateral or talking investors into buying them.. they raised a good amount of money through Alternative investment securities brokers mainly guys that rip people off selling high priced annuities.. 

@Sean HarrisonIf you're self-employed, you might be eligible for a Solo 401k, which offers many benefits over a self-directed IRA: Compared to an IRA, Solo 401k contribution limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.The penalties for prohibited transactions are less severe, though it's best not to utilize this benefit :)I'd recommend you reach out to a few providers who regularly post here on BP to get a better understanding of your options.

My first main question is, is it possible to get a loan without having two years tax returns and with putting very little money down?

Main criteria is you need an llc, typically 80 - 90% loan for purchase, 100 rehab, and ARV needs to be below 75% ltv.