I only have about 15-20k I can use to invest, so I need to figure out how to get creative financing.Maybe you could consider joint ventures with homeowners who don't want to sell to wholesalers but don't have the money to do repairs themselves.I don't mean major repairs but just optimizing the appeal for a retail buyer.Once you agree on an as-is price near what a wholesaler would offer you could lock it down with sales contract.Then a joint venture contract could be drawn up that protects both parties.You would not be looking for distress sales because the homeowner needs to be able to keep paying the mortgage and has to have enough funds to move out before the work is completed.You would have to be selective about the owner and be confident they can fully understand the process and that they can pull it off. 

It's in an area I am fighting to improve.   

I understand wanting to improve your primary residence.  

From what I have seen so far, this site has has incredibly awesome members helping others and improving their own lives in the process.May this new year be a prosperous one for you,Cloud

But either because it wasn't as much as feared, or that investors just liked having a defined picture of what to expect, I've found that investor interest in our area has improved since the summer troop strength announcements.  

I do not over-improve rentals.  

You should do a search and read the actual text for yourself, but I'll sum up.Assuming a tenant otherwise passes your screening, you can not deny them based on a disability (or their need for specific improvements for that disability).

@Jonathan LipsonPhone call or in person will significantly improve your chances of putting a deal together. 

Because it will arm you with the knowledge that you need to be confident in the industry you sought out.

You need to increase your ignore confidence.