You do that, it's going to be best place to start because I am betting from there you will seek how to simplify things. 

Best bet would be a “partnership” with a monied individual looking for a high risk/high return passive investment with you providing the “active” part.  

The Midwest is probably your best bet for a number of reasons.

Do this even if you attend in person.I know there are many honest lenders out there, and everyone has their self-interest, but building a face-to-face relationship has not gone out of style.

Quote from @Ruben Diaz: Good evening team!

Does Hard Money typically cost 30-40% of the purchase price?? 

You need a firm estimate for the remainder of the work as your funds are limited (like most people who don't have an endless amount of money). 

(saving the money to have your own deal is the worst idea)

I bet there were some takeaways looking back. 

It requires no money upfront, so you will join thousands of others trying to do the same in your market.