Below is the summarized process i follow... - Do my online/offline marketing- Seller responds to marketing- Seller and i go over property features and maintenance issue- Seller communicates asking price (ex $99,999)- I haven't worked out the numbers so i tell the seller i'll get back to them- I figure out the comps; i find similar properties near the property i'm interested in and look at what they sold for.- The property needs repairs. 

Check out this link regarding guru programs, Gregg.http://www.biggerpockets.com/renewsblog/2014/05/17/dirty-truth-guru-programs/To summarize, all these programs work, but it doesn't mean the one you paid for will work for you.

To summarize, the only way to make this situation work out with an investment property is with creative financing as you stated with the portfolio lenders, hard money lenders, etc.

I'll summarize here what I know (and what I still don't), but also feel free to message me.

Make it simple, summarize on one page, another page for photos.

Let me summarize here a bit.

To summarize the way I am reading it you are looking at the same pros and cons of FHA - Pro's low-low money out of pocket  -- Cons - mortgage insurance cutting into cash flow and often times these loans have strict appraisals who will not loan to a property that doesn't not meet their standards.  

But I think real estate is one of the investment vehicle that can let you make money both on cash flow and equity increase, then refinance it out to get the money back and capture equity gain, while still owning the property with great cash flow.To summarize the deal: I bought this house at $79,000 3 years ago with 20% down 5% interest + fee ($18000).

Hi Cesar, @Paul Khazansky nicely summarized it - you need to find a really good (undervalued) property deal, or bring significant cash of your own to the deal. 

In all fairness to you, this is an extreme example of what can go wrong and you have thus far lived to tell the tale.So, to summarize, you paid too much for the property based on the repairs needed and apparently didn't have the money to do the repairs and deal with the transition costs.What should you do at this point?