also with max leverage you have minimum income.. with cash in low end properties you have max income with no risk of debt.. you can weather the storm.. real estate is a long game.. those that get over leveraged with max debt are the first to crumble when things don't go right.. and believe me your fico is very important long term to scaling as well.the number one failure in the business world is companies that are undercapitalized.. and in my opinion if you don't really have any capital and cash backing you have no business buying real estate and especially owner financed. since your putting the seller in jeopardy they are usually not to aware of the consequences.. and to get a seller to go out and put a loan in there name then you wrap that loan or take it sub too and you have no real cash you can see who loses in that scenario its the poor seller and now there credit gets creamed if they don't have the ability to make payments on a house they do not own anymore.. 

Also, ice cream.

@Kevin Chan timing is certainly important, and being able to ride the growth wave is a huge cherry on top (if not a whole extra scoop of ice cream).

Females each need a full bathroom it seems lol get em a big screen set on the lifetime channel and a bucket of ice cream and they are happy  

When buying stocks, you have the advantage of being able to pick from the cream of the crop in terms of managers who have demonstrated pedigree, experience, and education, all you have do do is look for them and when shares of their companies trade for an acceptable price, buy.

Older 4plex's have been going for around $180k while units built in 90's early 2000's have been in the $200-250k range. anyone have any experience in rehabbing fire damage structures?

Older 4plex's have been going for around $180k while units built in 90's early 2000's have been in the $200-250k range. anyone have any experience in rehabbing fire damage structures?

I say everything below to help, and because I'm OCD about having the looks flow and tie together.1) Move the # of the house, it looks out of weird and out of place IMO, it should be above the mailbox or by the door.2)  Paint the front door-- that color looks like diarrhea, maybe a soft beige/cream --- paint the mailbox and the # the same color--- also, add a wreath to the front door to give it some color.   

I've kind of given up on the reappraisal route as best case scenario I shave a few thousand off the price, and most likely case scenario I'm out $500.I am leaning towards doing a double close now because I don't want to risk buying it without finding another buyer.

I can't imagine you'll be able to shave enough off to make the additional capital commitment worth it, @Artur Abdullin.