I had a friend purchase a Vacation home financed with RBC last year. 

Purchase price: $232,000 Cash invested: $18,000 My real estate investment journey began with a leap of faith when I purchased my first investment property—a charming but very needy fixer-upper in Connecticut.

"load" of dirt is a little vague. make sure you have cubic yards measured with tickets or ask for them. 6 axle trucks can take 15-18 yards

I like to stay in the working class areas as they make enough to pay the rent and bills, but don't have the financial discipline to save enough to purchase their own home. 

If I was to purchase the property from her without realtors involved on either side how would I do so?  

Should I consider: Purchasing rental properties?

Okay I know I asked a different question earlier but I have another one considering anther situation. So this Multi I want to offer in Kearny New Jersey (NJ) has an illegal finished bathroom in the basement and finish...

furnished rentals are going to be the ticket here for a while.Also keep in mind and I think this is pretty important as well.  

The only thing that I see missing if they are purchasing with hard money debt they may want to factor in 3% - 5% for closing costs (points, fees, title, etc) Thx Zachary!

Congratulations on your first purchase.