Found a property which is Sheriff sale, really promising.

You just have to be careful because some sales agents will just advise you to over improve the property because it makes their job easier.

When the smoke clears after a sale, everything falls to the buyer's responsibility.  

You didn't mention where you are operating, but depending on average home prices, I think you'll be ok.For instance if we're talkin $500k homes, and if you will get a 2.5% commission, split that 50/50 with your Broker, you will end up with $6,250 per sale, right?

The property is a single family home that is on sale for $179,000. 

Check out Brian's book The Hands-off Investor on sale THIS WEEKEND for Black Friday.

.- Review the loan documents, there is most likely a due on sale clause, which is why you won't find a title company to process these for you.

I am aware of Crexi, Bizbuysell, and Loopnet and reach out when I see something for sale on those sites.

This defers capital gains and depreciation recapture taxes on the sale of your fourplex.After converting it into your primary residence, you may qualify for the primary residence capital gains exclusion ($250K single/$500K married), but only for appreciation after the conversion; gains from the rental period remain taxable.

Hi KyleThe way most real estate for sale is priced these days there’s little to no cash flow after debt service with 25% down - borrowing a down payment would put the investor in a negative monthly position.