This is where you can use the power of private money to make you a phenomenal no money down deal.We'll say that we get the owner to accept 50k to him with him carrying back the balance of 50k in a second 2% (yes this can be done)  if you can find a private lender to give you 50k at say 8% in first position, (which shouldn't be too hard since they are lending 50% ltv of the purchase price with a feeling that the second would probably step up to protect their interest if you defaulted) you now have a blended interest of 5% on the full 100k  (not bad for a no money down privately funded deal.)Bottom line there are a number of cool strategies that you can utilize to have the seller assist you in buying the property.  

Now the tenant doesn't want to exercise the ETF by giving me 30 days notice, rely on landlord exercising "reasonable effort" to rerent before the next 1st of the month and basically seamlessly walk away w/out having to pay fee or additional rent before the next tenant moves in.

That's why you see FHA APRs frequently north of 5%, because that is the blended cumulative price for the money. 

Hello @Joseph SangiminoTo answer your questions,1) Knocking down walls: do it if cost effective, can fix and blend-in the new exposed flooring.

That would give a blended rate of 35% renters in what out of towners consider "St Louis".

This is why a high single LTV loan or one where you ask a lender to provide a first and second loan the blended rate is much higher.

These three other cities are blending into each other, forming a Boise metro area.

My fund has a blended approach of cash flow and equity appreciation.  

Insightly requires a backend setting in Google Mail to be set up first, but it's seamless.

It all seems to blend together.