Of course buying HUDs is an option but be choosy because you may find a GREAT house in a not so great area.BANK and ESPECIALLY local Credit Union foreclosures are a dream, as owner occupied you can negotiate repairs, new wood flooring, HVAC units can be installed and cost added to the purchase price banks will add New Appliance packages and even BLINDS for all the windows.  

@John Lee I am banking with Union Bank.

Hi I'm a South African currently living in the Netherlands.

Talk to a tax adviser about moving that money from your old company's 401(k) to a rollover IRA or other retirement account before you make this move.If you have equity in your home, you may want to consider getting a HELOC from a local bank/credit union.  

Most likely a smaller regional bank or a credit union. 

Now that I'm no longer in car sales ( 2  years in the longshoremans union) Iv decided id like to start wholesaling.

The difference can be significant- it certainly has been in San Francisco.2- as for gentrification itself, the irony is not lost on me that a well educated African American woman should not improve a neighborhood:)  you can think of yourself as a positive example for an impoverished community.

Go see a credit union or a small bank and ask to speak with the business lender or branch manager.  

Focus on small local credit unions first.

Probably should drop some names here, what do you consider a "lender" Do you bank with credit unions or regional banks?