I suggest to wholesale the properties until you have enough money to do a simple flips.

If You don't have the cash, you can't make a cash offer.....it's pretty simple.

Simple solution there is when you contact your buyers list you tell them that the expectation is that they also pay the sellers prorated portion of the taxes owed and say how much that is.  

I'm not saying that's the case here, but often agents don't understand the details of a buy and hold investment beyond projections on a piece of paper.

Hi Johnathan-Sounds like you are wll on your way, Turnkey is an excellent avenue to building your wealth using RE - checkout this guide : A Simple Guide for Buying Out of State TurnkeyMuch Luck!

Cash flow numbers may look better on paper out of state, but no equity bump and much harder to realize those cash flow projections unless you hit the lottery with a rock star PM (most are far from it).

Plain and simple .  

I also own my house and have about $100K in paper equity in the house.

It's also simple enough that a VA can do it for you which is what I have mine do.  

Send a different marketing piece every 3-5 weeks for 5-7 weeks is great.Keep your message simple in the beginning and expand or elaborate as you continue to send to those on your list.Be specific in your lead search.