Hey Nathan, welcome...if you are interested in out of state opportunities, there is another alternative to the methods you've described.

Since November, we've employed the DM campaign method with repeat letters (variable content of course) to the same list over a six month period.

I would only add that if yiu can structure your deals so they work on the basis of borrowing your capital on the value of the asset as-is, rather than the ARV, fundamentals will be more in your favor.  

The SAFE Act describes compliance being required for any method that attempts to circumvent the intent of the law.

@Arthur Banks That's good that you're wanting to structure the deal with your parents as a business deal.

That prevents loan sharks from trying to collect their debts through the courts--they use other methods.

Money paid to set up a good structure that will meet your business needs for years to come is a very good investment.New as well as the savvy investor needs to consider having a good attorney that you can have a relationship with in your area of operations.

I have a specific purchase price with the owner and am about to complete the rehab on the house and will be ready to list it on the market soon.I've been talking through various options on how to structure the listing agreement with my realtor because I am not on the deed, but have a lease option agreement.

Have folks out there arranged an LLC structure where the small equity holder (the developer) makes a higher % if it's sold quickly but the large investor (me) makes more if it's rented out for years?

The deal structure is just as important as the price because you get more into the income approach versus the sales comparison approach with SFR.How hands on you want to be, what returns you can find locally in your market, and you long term goals are key.I have some clients that want more yield and are willing to deal with headaches to get it.