If your market is tight it can often take a while to find the right property.

Work with agents, check out Google and take a visit.

If they are taking the risk of borrowing they would want to charge you a premium for the risk they are taking. 

However if you have enough reserves, 6mo or greater then I'd say chance it but a couple of missed payments from the tenants and you have to foot the payments out of your own pocket.I'm all for taking risks but I think you really need to evaluate the age of the major systems so you don't get hit with a bunch of cap ex all at once as well as your reserves. 

@Albert Hepp the flawed logic your using to state there must be some conspiratorial aspect to commissions because commissions are all but uniformed over 2%.....We can apply that exact flawed logic to Apples at grocery stores and say since apples, at every grocery store are uniformed at a price over $0.10 a piece, it "must be a conspiracy"........Take off the tinfoil hat. 

Highlighting the strong profit potential and taking measures to address any concerns about costs, scope, or holding risks will make this an even stronger pitch.

In our lovely state of WA once the removal is approved, it could take another week or two until the sheriff gets to the property and posts the legalese paperwork on the door(they are busy), basically telling the bum that he will be tossed on XX date. 

While insurance might cover the reconstruction of your property, the community's recovery could take years or, in some cases, never occur.

Only taking 4k home before taxes and working full time. 

@David B Graham We would be happy to take a look!