Once you get your systems down, you have a real estate business model that you can take to any market and be still be successful. 

If you put down 10% the seller will probably get nothing, it will all go to selling costs.

Most work this way: Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV)100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.

The current sign is run down and I’m looking for some inspiration.

For example if you have any car loans, if you pay them down to 10 payments or less we can exclude those payments.

Try to narrow down your options to the top 3-4.

Use the $40k as a down payment on a duplex bro.

I was able to use creative financing strategies to get it for 640k with no money down (except for closing costs).

It sounds as though you are going to self-manage from a distance, which I feel is a big mistake that could cost you a lot more down the road.

SEO is more of a "brand recognition" method than a lead generation thing, it will pay off down the road but you'll have to be consistent for 1-2 years before you start to see results...