The general rule of thumb on refinances is to do it if you can make back the transaction costs within 2 years.

OK Thanks Chad.. yes now that you clarify that and I also work in the low value asset sand box but only to Investors who have money to turn them around I would never count on those owner occ's to cure at least at any large % to easy to  walk  and the properties as you mentioned many will be functionally obsolete and economically obsolete so they turn into your basic zombie house that local wholesalers go for ..

So that rules out areas like City Heights / Skyline / etc.4) Parking - make sure you scope out the parking situation before you buy.

Once you have the address tracking down the owner would be the easy part.

The more you have saved, the more options you'll have.The road won't be easy, but it will be rewarding in the long term.

I do not want to police the house; the nonprofit will make monthly/quarterly visits to insure their specific rules are being followed. 

So its not as easy as it was before with sfh's where you could get 100% of the purchase and rehab as long as the ltv was 70% or better. 

The lender I mainly use now does 70% PP but the rehab draws are very easy, wired within a couple days of your request.

Sometimes even 7 or 8% lenders are had to find for 3 or 5 years much less for 15 or 30 years. exactlybut im sure its possible because people are doing it Possible yes, but there are a lot of complexities and moving pieces - this is generally the lending business model, not a simple "arbitrage" glitch or easy scheme..

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