Susan,The FHA loan in question is called the 203k loan---will set that aside because of your stated reservations (other then lead paint removal, all improvements that would be required by HUD would be for energy efficiency).

I know from experience that only a tiny minority of small business owners follow their business/marketing plans to the letter.I guess what I'm trying to determine is this: If you bite the bullet and pay $2000, $3000, $4000 for the "full" package from one of these gurus, which of these programs are truly fundamentally, strategically and legally sound?

Bite the bullet and fix the infrastucture, so it will last another 30 years trouble free!

After all if the roof caves in a week after closing, your Buyer's agent will be sweating bullets like everyone else involved in the transaction, whether he/she earned 3% or 50 bucks, it's the same liability.

Another good example of a similar risk is investors bidding as owner/occupants on HUD properties, which I hear happens alot.I guess I'm going to have to bite the bullet on the risk factor here for my first property and DEFINATELY get a mortgage broker to work on my next one.

If you are trying to grow, then you will want to focus you energy, time, and money in an area that you are an expert in.Good luck in your investing.

Let alone any advice that might save me some time, effort, energy, or better allow me to do more deals than I would have.So regardless of the club, it is worth the expense if you leverage the knowledge of all those in the room.

Does anyone know if rentals qualify for the energy efficiency tax deductions for commercial buildings?

Boy is it time, energy and emotion consuming!

Once you decide where you want to start, focus all of your time and energy seeking out the resources necessary to help you accomplish your goals.