Another area that’s really good is close by which is Shawnee Kansas and you can find properties under 300k in a great school district that attracts renters and home owners.

I plan to flip the house but to avoid all the fees and closing cost involved with buying the house she has agreed to allow me to rehab then sell and give her our agreed upon price within 90 days of our agreement.

@Clayton CissellEvery transaction has closing cost. 

Downpayment, closing costs, holding costs (loan payment, utilities, insurance), money to front the contractor to get started (you get back after the rehab is done). 

There is a triplex property in Arcata close to the university for $370K.Food for thought.

If you don't have a ton of cash then NJ may be tough for you due to high price points (looking at 150k minimum for down payment and closing cost).

I'm doing the BRRRR strategy and I just try to ask for her thoughts of colors and lighting and styles of cabinets and countertops.

Put out signs and lockboxes for realtors.Cold call for a realtor or investor.Create a handyman or property preservation business.Become a notary, so you can close real estate transactions.Go to work for a courthouse data service, so you're looking at and recording the posted data for them.Work for an apartment complex leasing apartments or doing maintenance.Work for a property manager doing make ready.Do anything and everything in construction.Become a home inspector willing to work weekends.Work as a sales rep or helper for a builder.Probably all these positions could use someone that wants to work nights and weekends.   

I'm currently about to close on a wholsale deal for $222k, purchased with an 0% down HML loan (using other propteries at collatoral) and the plan was to rehab, refinance out of it but the lender requires 20% down to refinance and so we feel our only option is to just flip once renovated.

Most title companies won't do "double closings", but they will do wholesale fee closings.