Welcome... i think a lot of organizations have an REO arm that works those types of properties. 

I live in Kansas City, MO and work from home as a digital artist in the sports industry with a bit of freelancing on the side. 

Since I invest in notes where I can get double digit returns, for me to buy a property the returns need to be higher than what I can get a note for since a note is mailbox $ and do not deal with tenants, toilets and termites.  

Not to mention the fact that marijuana use in teens, DUIs, violent crimes and armed robbery have all declined in states that have legalized pot in some form or another...... not that were discussing the social ramifications.I could continue to rattle off talking points but the TLDR is: depending on who you speak to the marijuana industry gets a bad wrap, in my humble opinion its nothing short of a windfall for states that have embraced it....

Note that most direct mail campaigns send thousands of pieces of mail (based on a mailing list...of absentee owners, for example), with very low response rates (in the single digits at best). 

--my returns are not double digits.

ARMs, balloons and short amortization periods are the norm.  

Armed with all the knowledge you have been getting "day by day" you should know there are far better ways to account for and finance the cost of fixing.As @Dave Ramirez I suggest you continue to educate yourself and come up with a plan.

With a normal transaction everything is at arms length and both parties can do whatever they want to press their own viewpoint. 

An example, our last major land deal was the entitlement and sale of land for a 453 unit apartment project on 16 acres to Lennar's Multi-Family Communities Investment arm last year.