If you're a single mom with student loans, a car payment, and living paycheck-to-paycheck, then $20,000 would be devastating and a reserve is critical.

The houses are just a commodity. 

Quote from @Vid Vin: Was the house really for 2000 dollars?

Oh, those older houses! 

Second, if you want a nice house in a nice part of town, you will have to pay for it, so will likely need to raise your purchase price.Third, if you want to go off-market, just know you are trading a lot of time for the possibility of maybe finding a deal.  

Your loan would be on a different property so no financing on the property you are buying. 

I’m thinking of suing the utility companies for not notifying me of non-payment creating unsafe/ unsanitary situations that led to house fire, thousands in damage.

That doesn't seem right about having to chase your money - but would need a lot more info to provide a better opinion. also are you investing in one property and is your name secured or you giving an unsecured loan? 

@Abby H.Shifting from house hacking to small multifamily is a great way to scale, and securing a JV partner is all about networking, credibility, and structuring a win-win deal.

We generally advise our clients to go ahead and pay the recapture rates if death is the alternative.The good news about recapture - the deductions are a deferred tax liability to you, and an interest free loan from the government.