Alot of unknowns as you don't have the ability to walk the property beforehand, but interesting process, and pretty good deals exist there.While the Trustee Sales are cash purchases, there are many hard money options that can turn over the funds in time for the 24 hour funding required to complete the purchase.If you are interested, let me know and I can go into more detail, as well as make some other suggestions for you to consider. 

It’s one of the few places where you can realistically achieve solid returns without needing a massive upfront investment.If you’re open to exploring other markets, Detroit might be worth considering.

As far as some other comments about like kind etc, you can sell this SFR and then buy a warehouse, or vacant land or even exchange into a DST there are many other assets that are considered 'like kind'.

If it doesn't spur them to make you whole, then consider a lawsuit.

If there is no lease on the property, but the local rental market is very strong, the lender may still consider the prospective rental income for offset purposes.

@Roman Stefaniw you may want to consider joining the REIN network run by Don Campbell. 

The sponsor if they even consider allowing you would be a huge red flag for me knowing if they will accept non accredited investors what other rules are they breaking. 3.

I am under contract for a 3 family home w a very unique set up. 2- 1 bedroom apartments and 3 and 4th duplex which has 5 bedrooms but only 1 bathroom this home is 8 min from Brown University in RI and 10 min from Johnson Wales. (6miles)Do u think its close enough to attract college students especially the duplex? 

It would be a tight budget but I do have money set aside for repairs.

Hi Lucie, I'd love to set up a time to chat!