At one point i was making 50% less rent on houses than when i was renting them in 2006, so it truly hurt my pockets and for many years i was eating thousands of dollars with them all rented out getting the most i could for them at the time.

She will carry back a note for the rest, payable after sale.This is the structure of the loan with the repair cost embedded within the loan, which I can now modify.Fix N Flip - HML @ 65K - 6 Months (Worst case 12 months)Expenses Buying Costs (2350) Appraisal (450)Home Inspection (500)Title Insurance (600)Title Company (800)Holding Costs (3000) Taxes (477)Insurance (500)Utilities (1800)Financing Costs on 65K Loan, eats up my 10K (5000 Cost - 10K tied up) 6500 DP (Equity I get back at closing)3900 in interest (closing fees)1000 misc (at closing)2600 in reserveSelling Costs - (16800) Realtor (15.500)Title Company (800)Appraisal (500)Attorney (500)Repair Costs - 25K (lumped into loan, deducted from .75 percent ARV)Total Expenses = BC (2300) + HC (3000) + FC (15000) +SC (17K) + RC (25K) = 62300Loan Cost - 10K available for DP and Reserves = Max HML Loan of 65K Loan @ 65K - 6.5K DP = 58.5K - 34250 = 24250 as Down payment to Glenda Loan Interest (3900) (Points embedded into interest)10% Down Payment (6500)Holding Costs (3000)Buying Costs (2350)Repair Costs (25K)Downpayment to Seller (24250) Owner Finance the restLoan @ 65K - 3900 - 6500 - 3000 - 2350 - 25K - 24250 = 0Scenario 1 - Even Split of Profit,  Loan with Realtor ExpensesTotal Expenses = 127K Purchase Price + (BC (2300) + HC (3000) + FC (15000) +SC (17K) + RC (25K) = 62300 DP) = 189,000Net Profit = 225,000 - 189,000 = 36K - 10K* = 26KSeller Profit = 127,000 - 100,000 - 26K*My cost out of pocket needs to be deducted from Sale to reach profit!.

Obviously, every investor would be upset and pissed off but would it eat at you even more being that you used to live there and maybe even did a project or two in the house yourself? 

I had some roaches in the room located behind my garage (it's full of boxes and roaches eat paper/boxes. 

It makes you eat the bank's insurance, so to speak, because if you accept the cheaper price, and the buyer defaults, the bank knows it can get its ratio back out of the property. 

with over $50,000,000 under management I can tell you that on average B & C class assets with $650/mo-$1k/mo in rents per unit are gonna eat up about half your rental income to operate on an ongoing basis.

Both of these eat into your cash flow potential.  

And, if they do, you will likely be receiving payment through the local 7-11 type convenience store, which significantly eats into your income.

I may be trying have my cake and eat it too but thought I would reach out and see if any one was aware of a bank willing to do it.The one thing I forgot to mention is that I am going to try to BRRRR it.

For example, if you were planning to rent it to college students who don't necessarily want a common eating area, you could turn the dining room into a 3rd bedroom.