You might find that once you find the property, you might become really adept really fast at developing a team versus planning all of it out. Every deal goes a different way, but they all follow similar processes. And your "team" has to learn your personality.
I.e. I didn't really understand how a structural engineer makes their money until I needed to hire one, and that helped me in the hiring process of one. Or, when I actually needed a roofer that performed repairs versus only doing tear-offs or new construction, that is when I put serious effort into finding one that worked for me, based on personality and work style. Ironically, some of my most favorite contractors whom I have referred the most business to, I have never met face-to-face. To me, the proof is in the pudding. I hire someone to do a service, and I make sure that they get paid - I don't have time for a ton of chit-chat. That is what this forum is for, at 12:30 am. Lol, I hired a contractor 3 years ago for a shower rehab (down to studs and back), but I had to tell me to leave me alone. When I hired them, I agreed to the budget and scope (and I thought our agreement was very detailed) though had to ask them to please stop bugging me for minor stuff. I finally just asked them, "Did I hire the wrong contractor?" Then it got done under budget, in less time than expected, and then he got paid. I hired a "new" appliance repair firm last year; they arrived at the property first and "worked on the appliance" (whatever that meant) for an hour before I arrived. When I got there, I watched that person for 30 minutes all the while asking questions - then I fired them. I still paid the service call fee but am never calling that firm again. I even called the owner of the service telling them how they could have done better.
Or, like when a lender tells me that they would like to be on my speed dial, I offer and explain my expectations (I work on this business in late afternoons, evenings, and on the weekends) and then see if it works out. Or when a lender tells me they are available on the weekends, and I call them over 2 days, only to learn that "they meant they are around, but they don't actually work on the weekends." Lol, what a crackup!
Finding a "deal" sooner rather than later will make you motivated to move faster, as the market is fairly quick. Especially when you find a property you really like, but it gets swooped out from under you.
My recommendation is that you find out how much $10k costs and the terms and payback of that money. That way you can compare apples to apples. If it was me, I would go find the cheapest money with the best flexibility and best overall terms.
Also, "know the numbers" like the back of your hand. How much do you think something will cost to fix? Then ask a contractor to take a look and give you a ball-park. I do a lot of DIYer repair, so I know my material costs, and then just double it for labor. And I have received a lot of roofing quotes, and a "list of minor repairs" estimates that are NOT that minor lol.
Then go sniff out properties in-person, and then try to put an offer onto them, if the numbers work out according to your specs. Or after viewing the property come up with a number in your mind for appropriate sales price and then follow the property to see if your guestimate is right. With the tools you have in RMLS, it is easy.
My recommendation is to get to the point where you can take an hour to sniff out the property in-person and an hour to do the computer research (at most) to determine if it is worth buying based on your own wants, and gut feeling.
Also, just thought I would mention, I've closed deals where Buyers bought homes with FHA loans that some would not consider "move-in ready". That term is really in the eye of the beholder. If a Buyer approves and an appraiser agrees, ok, so be it. Let me know if you need any help.
