Great, my favorite state just keeps getting better....

This is usually a 2-step process. 1. pull a list of people likely to want to sell their home. 2. append phones and email to that list where available.You can work with a list broker to walk you through and make recommendations for your target.Please note that "loan balance" is not public data and the only sources that do have it are credit score companies and there are a lot of legal restriction around selling the data.

Another option I'm considering is pulling the max amount from every source aside from 401k and seeing if I can get a family/friend loan of roughly ~$12k.

Hello, I'm looking to close on a property sourced from a wholesaler (numbers work and the wholesaler fee is reasonable).

Otherwise it is confusing and a source of conflict later when they think the tenant believes they have a “credit towards damage.”

My favorite way to help lead to this conclusion is to request real and detailed feedback from agents or buyers who have viewed the property.

@Andrew Lavier You will get the best, detailed answers by going directly to the source!

HMLs are good but they aren't always the best source of help fund deals.I hope this helps answer your questions. 

I’d say the most important thing is finding the source.  

Read a little and educate your self on some of the terms and investment strategies and then "GO"  My favorite strategy and the most that I help my investors with is the BRRRR method.