He can easily show you what you’d qualify for and arm you with a legit pre-approval letter you can use when making offers. 

I found a nice little niche with mixes use buildings.  

I already know my agent will want to show POF with any offers and I could show a pre-approval letter from the hard money lender but I don't have a money partner yet to show proof of funds for the rest of it.

But as for neighborhoods you might could find a sfh under $150k to rent out profitably, I have recommendations.Argyle Forest - lots of 80s and 90s construction sfh and townhomes, so these properties generally just need small renovationsLakeshore - 1940s homes, values rising, inside an "Economic Opportunity Zone" so some extra tax benefits to investing hereSouth Riverside and Lakewood - mixed bag of 1920s and 1950s homes, adjacent to some very nice neighborhoodsArlington - large area with multiple sub-neighborhoods within, mostly mid-century homes, more cheap listings but not as nice of an areaAnyway I hope that helps.

Sometimes I believe even a letter if intent from a new employer also helps if you're starting a new job/ in between jobs. 4. 

Don’t work with them.If it’s a seller, if they too attached to their property and have mixed feelings about selling it.

But definitely wanting to examine some properties with my own savings of rent in the mix. 

Well, what's your preapproval letter say? 

A mix of the two could be versatile.

I've been using contactually with mixed results.