I spread the word that I was looking for a house to invest in and a former boss of mine let me know that his aunt was selling her house and we negotiated directly with the home owner and closed on it before it hit the market.

Ic not, he needs to read them or hire an attorney.Here in FL a contractor not in direct contract with an owner (the PM Might be considered an agent of the owner in TX) must submit a Notice To Owner form to the owner within 45 days of Beginning the work, and file any Mechanics Lien within 90 days of completing the work, along with s Demand letter 10 days prior to filing the lien.

Send me a direct message and I can send you FREE electronic copies of my 2 books.

The reason is I know which lenders:do a good jobstay on top of the necessary tasksknow how to be creative within the rules (some people don't fit into the standard mold of a buyer, and some lenders don't know how to get them approved, and some lenders know how to get them approved)and which lenders can actually close deals.Another reason is, as someone like you who wants to house hack, not all lenders are experienced in it.

I am wondering where you get flyers and how you send them out to promote yourself. What websites have good prices, make quality flyers that sort of thing. As well if you prefer postcards, flyers, door hangers etc. and...

An old job had me in the city regularly working with the population directly.

Also, what are your favorite creative investing ideas with low to no money down? 

Greenville Savings Bank a local small bank that keeps some loans in house allowing some more creative options.

Thank you all for the direction in getting started. 

The properties directly next door are quarter acre lots with houses ranging in value from 550k-700k and their are a few homes on 1 acre lots that are around 900k.