Much will depend on the price of the property, for sub $100k I’d expect to pay something extra. 

But some advice already said.1) Learn how to reduce your expenses2) Pay every month like you would be a tenant 3) Find other ways to make additional money - does it have a guarge, maybe rent that out for extra cash flow? 

Hi @Andrew Freed and @Daniel McDonald, great to hear from local folks.

Make sure to have thorough inspections done and factor in extra reserves just in case.

My breakdown is about 1/4 Section 8, 1/4 non profits and the rest are regular folks renting .

It might take a bit of digging, but they're out there.As for private lenders, there are definitely genuine folks who are open to wraps.

My goal is to keep things clear and flexible: I’m considering a setup where I offer my services for 2.5%, but if the seller offers 3% or higher, I keep that extra difference.

You could then get more sophisticated and factor in refinances after 5-10 years and how that money could be re-invested into acquiring extra units. 

I assume that with the overage from the renovation, it probably ate into any extra contingency fund?

A few patches might give it those extra miles without throwing money at a major repair too early.Think of it as using each part to its full potential before moving on to something new.