I hope this house eventually stabilizes. 

And on the houses I build I pay the lumber direclty myself I pay the roofer..

LTR and MID term are hot now as well, we have more people that want houses than houses to rent to them.  

Also, I am assuming since you house hacked that you only did 5% down, which then increases your mortgage payments compared to 25% down buyers.

I would certainly advertise that and add pictures and themed items to house.

The 2 best ones I know of are:- House Hacker Mafia (https://www.meetup.com/house-hacker-mafia-real-estate-invest...)- Colorado Springs REIA (https://www.meetup.com/colorado-springs-real-estate-investor...)Hope to see you at one of them!

I see that you recommend NOT having my mom deed the house over to me in order to borrow against it.

Usually the type of work has to be dealing with the real estate itself, not just providing a service that is applied to a part of the house/building. 

Quote from @Daniel Tanasa: Hello Terry, If you're looking to find houses that are in pre-foreclousure you can use a website like www.foreclosure.com and you can get the list of properties and start marketing to them. 

build to rent is great. they are an intermediary that help investors contract direct with turn key new build. they are pretty sophisticated we have sold a house so far and we are looking to sell other multifamily with them. there is a vetting process and as an intermediary they don't control construction they help vet builders and establish relationships. they have a big team. the other builder I've never heard of but unless you can see your house I wouldn't touch it. rent to retirement has a strict policy of 90 days until certificate of occupancy until they will send a deal out they are good at what they do and I'd recommend them. they have options all over the country and established relationships.