I probably didn't expand my search enough geographically (limited myself to properties within a 30-minute commute of the Irvine Business Complex where I worked at the time), but I couldn't find anything that would meet the FHA self-sufficiency rule.Fast forward to 2015, and I eventually found a 4-unit to house hack using FHA, all the way up in Santa Clarita.

As I am able to self fund my office space without bank assistance, what should my focus be in finding a space?

Phone calls are not as effective as meeting and talking to someone face to face about what consequences they're asking for themselves.

@Paul PassafiumeI agree with @George Blower this is a popular investment through a self-directed IRA.

We have even left self addressed stamped envelopes for them to just mail in the payment.Any suggestions?

The best approach to do it correctly is to systematize everything.And in that respect, it makes sense to use the same template.You can adjust that template as you go along.There is no point reinventing the wheel.Which is what effective flippers do. 

Self manage or management company?

The out of state properties I have I self-manage. 

The seller's (agent's) response was:"owner is willing to go to $235k, it's 5% down within 24 hours, a 5 or 7 day inspection...appraisal ordered w/in 10 days business days from effective date."  

So how would millennials like my self, approach the market with little to no money?