We lived in HOA and needed to pay several hundred to send out hoa disclosure package send a certification to buyer that property was in line with all hoa rules, another expense I forgot about. 

A portfolio Loan on a package like this would land around 5.5% to 8% interest 

I was offered 2, four-plexes as a package deal, for 385k.

Amazon packages are regularly stolen off of porches. 

Find a lender and get their package of costs, points fees, and find a deal that makes $ with that in the mix, and flip a house...

Our most recent purchase included a package deal for 3 SFR, all 2 bedrooms and a fourplex for a total of $66,600 for the package.

They have packages down to even owners with a single unit. 

I expect there are some in the "for sale - join my investing course for $2000 to $50000" packages, but I would think there has to be something out there to get started with that doesn't require 3000 hours of reading to piece-meal from 3000 topics.At any rate, more importantly than that, for all of you heavy hitters and longtime investors that have seen it all before, what would you tell yourself to watch out for, if you could go back and tell yourself when you were just getting started to be watchful for?

@Joe Lee I plan to write a book about my experiences with Vulcher Capital businesses that bought packages of commercial loans from banks and then extorted payments from the owners.

Cleanup Job (Low cost fast flip): - landscape package in front - remove deck- remove vines from house - clean exterior, fix siding and wood rot, paint neutral beige/gray color - clean driveway/weed, clean retaining wall/pavement - replace flooring with mid grade flooring bottom level, carpet upstairs - replace interior fixtures - paint interior white trim, light color beige/gray walls, popcorn ceiling removal - new kitchen appliancesRehab options:- Replace deck with new one (kind of awkward that high to me) vs Remove and fill in wall or add large window to master.- Potential space to move laundry into upstairs bathroom closet vs basement - Can maybe get away with toilet/vanity replacement in each bathroom- Uncertain if painting or replacing cabinets with ikea type is worth it- Any in-ceiling lighting will cause a disaster with electrical since it is out of date- Repave/fix concrete front porch and side porch - replace/paint railing- Replace front walkway cement, or remove walkway and replace with right angled walk to driveway (may not provide ROI)- Tear down vs paint garage port in back yard