Please provide insight as I'm not too familiar w area.

So far I have just been stringing them along asking them to complete or provide documents for me (sellers property disclosure, listing agreement, survey, etc.) and then I pretend I never got them and ask for those same documents again and again and again until they get annoyed and stop replying.

Smart buyers understand the value of a Buyer's agent and it certainly is not just to open doors.  95% of my clients are out of state investors purchasing in a market that they do not know nor live in, they count on me to walk the property, access repairs, provide comps and short term rental numbers, arrange and be present for inspections, as well as my ability to assist them getting their short term rental set up for them long distance.  

Considering your equity and cash reserves, exploring alternative financing options like traditional mortgages or partnerships might provide a more balanced approach to acquiring your investment property while mitigating risk.

can definitely get a hard money loan with 30% down on the purchase and the lender providing 100% of construction 

(date the rate, marry the mortgage)TLDR: home 1: House on navigable water 2/3 acre. interest 2.75% @ $288k remaining... monthly payment: $1650/mo, rents: $3000/mo, net after expenses: $500/mo and goes up to $1000 after 5 years.home 2: 7% interest @ $550k in the school district we want and nicer home.I want to time the interest rates correctly so they don't go down and prices go up and we get priced out of the market.

From my research, these turn-key STR management companies provide this full turn-key service for 20% - 30% of all the bookings.  

Lots to consider here depending on date purchased, how it was split, what is being built, and when it is placed into service.

I like approaching investors or realtors with a property in hand to provide value right away, and even if that one in particular doesn't work with them, they will most likely want to be kept in the loop for the next one.Networking events are another great way of connecting with investors in your area.

Thanks.Previous responses provided some technical details, but I want to quickly paint the big picture.1.