@Allen Moore In New York City, section 8 is awful, the tenants play the system masterfully and the courts are in bed with the city.

So i started out for cash flow and now working to the appreciation to get rich.As you can, roll one cash flow into an appreciation play slowly. 

Play the 'friend in common' card if possible.Regarding seller financing, I don't see this being a viable option since they are in default on their current loan.If funding could be an issue for you, take a step back and work on that first.

Also, morals do come into play, that is an aggressive policy to have in place.

: If you’re more focused on cash flow, sticking with the older house (and increasing rent over time) may be a better long-term play.

You can leverage their brand presence in that particular neighborhood. 

With a $40 per stay fee in tandem with cheaper home prices, PCP is a value play.

With the Braves now playing in nearby Smyrna, the area is likely to continue to grow.

The walls can't be cracking and 1990's beige when you installed brand new hardwoods throughout.And, while new cabinets and counters and appliances are nice, if they are not well laid out, or you jam an island into a space that does not allow for stools to be pushed out, or the oven door to open because it hits a cabinet pull, that new kitchen is meaningless. 

If your gf has 40k liquid, you need to count 15k of that for reserves on a next profit, so there is 25k to play with, not the whole boat.