In the OFF-chance (not as common), you're looking to get into a DSCR loan...there are ways to get no origination or processing fee by originating your own loan (yes this is possible and you can do it in 39 states without a license).

To improve your approval chances, use rental income from your first property, consider co-signers, and explore lenders that use Income-Based Repayment (IBR) for student loans.

Right now, the best offers around me are for some 1.3-4 million, that only generated around 100k per year gross, so there would be a high chance of not cash flowing, and paying money, especially with a commercial loan (these buildings have more than 4 units).I was thinking that although the rental itself does not generate money, I would be able to deduct the mortgage interest, and depreciation from my personal w2 income and would be net positive.

Let the agent know that while you’re interested, the property’s condition and local comps don’t justify the asking price.Taking a warm, conversational approach can make negotiations smoother and improve your chances of getting the deal.

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

And at a much better basis than any time in the last several years.Class A and B I'm less worried, but there is still a chance that in some areas there could be some temporary absorption disruption. 

Because the chances of successfully concluding a wholesale transaction when you lack experience, knowledge and capital are so infinitesimally small that you’d be better off playing the lottery.  

The second option at least gives you a chance at a fresh start with a new tenant.Of course, a new tenant is an unknown and there's no guarantee they will be better.

EVERYONE is trying to crack the motivated seller code with technology or other voodoo tactics but they fail to realize that the inherent simple characteristic of "motivation" is exactly that it can't be equated, formulated or coded.Motivation is not about "if you exhibit characteristics "X", "Y", and "Z", you have a higher chance of being a motivated seller". 

I would recommend coming in person if you have the chance to look at the areas you would want to invest in.