The only other option I see is a short sale, if you don't need to purchase for a few years and don't mind a temporary credit hit to save the $60k.  

After spending the past two years learning the ins and outs of underwriting and analyzing deals, I’m ready to take the next step and acquire my first multifamily property (20+ units).I’m looking to connect with like-minded investors who are interested in partnering on this journey.

This is a more advance tenant placement tactics people who lack the experience or with an innocent mind can't read others properly should do more often before they relying on their read. 

Keep in mind that inexpensive properties are inexpensive because they are less desirable properties in less desirable areas and attract less desirable tenants.

The insurance payouts over last years, it's just a mind boggling amount.

Btw, would you mind sharing your analysis spreadsheet for your new construction?

Keep in mind that assessed value isn't market value most of the time . 

Mind you, even if you invest at home, you need to do the/some work.Thanks for your reply! 

If you don't mind me asking, who's running your numbers/proformas for you? 

I am more likely to take a risk, but i suspect when my husband is out from under a controlling baby mama, he won’t mind a little risk either.I love Texas, try to vacation there often and my husband is aligned with Texas farm property as a ten year long term goal.I’m also passionate about the trades and if i could do it all again I’d be part owner of some kind of builder or remodeler or specialty trades business.