@Donell Cummings  Meeting them in person is probably the best bet.  

But it's not really fair to the seller (even though they're a bank) for me to treat the deal like this - and I've found it's always safer for me to assume I don't know what I'm doing!

I think my best bet world be do this in a phased approach.

I think your best bet is to wait and see what transpires.   

It really depends on the type of contractors you're looking for and where those types of contractors tend to shop.I'm guessing it depends on the size of the area, but all the building suppliers are good bets where I am.  

I went from nothing to $10k cashflow in 2 years, I bet I can go from $10k to $40k in the next 3 or 4!

SFR might be your best bet.

And I'll bet he's willing to talk personally with you also.  

Your best bet is to learn all you can from the members on BP and even better would be to get a few BPers together from your local market and start a mini mastermind.

Since you have no money and no credit, your best bet is to bird dog for an experienced investor in your market.