@Joe Norman and @ Paul Weldon were right on the money.So with that in mind, I am exploring 203(k) options and possibly conventional and just a personal loan for the rehab. 

@Jake Gilleland One thing to keep in mind is you want to start big like a 4 family that way you can househack and move down to a 3 then 2 and eventually a single.

but since you asked.I have been doing sales and buying  BRRR lending all those things for 40 plus years.Now keep in mind I am my own broker i dont answer to anyone but the state. when buying distressed assets I make it clear i am not representing the seller and am buying for Profit or loss  put that term right on the contract   IE profit or loss.. 

One idea that came to mind is to start your REI meetup and have the first several meetings loosely structured around one of the most influential real estate books you have read.

Originally posted by @Mindy Jensen:We just canceled a contract on a home built in 1910 for a plethora of issues including windows, roof, nesting animals in the attic, deck about to fall apart, Garage roof unable to inspect - looked terrible from outside, sagging gutters, not-obvious water intrusion, sagging ceilings, outdated electrical.Get a home inspection.You are pretty much describing the current house that I am under contract.

I like EADO in general and think that's one of the best appreciation plays over the medium/long term.If those things end up being too much of a headache and your gut tells you the house is bad, for the peace of mind I would sell and look elsewhere. 

But in my mind I would be thinking this..

I am currently a crowdfund real estate investor on Fundrise, so it's definitely been on my mind :)I would absolutely love to set up a 10 minute call and hear your pitch for a duplex!

The other thing that comes to mind is if you want to expand your portfolio to more than 10 properties the loophole is you can have 10 in each spouse’s name so that would give you 20 available properties you can get conventional bank financing for.

So far (and I may change my mind), I cannot foresee how this will not snowball.