45k Property for Sale, thinking about buy to rent it out

[Michael Colvin]

Found a house that the seller wants 45k. It is rent ready as-is would command around 11-1200 in the area. The house value is about 56k in its current state. My question is what would be the best way to fund this deal? Should I try to find private investment, or take a mortgage on the house over maybe 10-15 years, and use the rent money to float it?