You may wish to consider taking the property subject to and giving the end buyer a sweat equity lease option or lease purchase with the one time right to assign the option/purchase agreement once repairs are complete.If the sellers options are really limited he might just have to buy a cheaper home. 

Typically, distressed properties literally sell for Market Price - Expected Rehab Costs, so any equity gained is mostly sweat equity.

I think this is going to be a very tough summer for you, and you may either have to pay for work to get done twice, or do a lot of sweat equity yourself. 

*wipes sweat off brow (THANKFUL). 

, or single-family home (open to finding one that needs to be rehabbed to build sweat equity).

Dont sweat the personal business or stories either; they all have something. 

Sweat equity.2. 

If you wanted to keep your up-front costs lower, how comfortable are you with putting in some sweat equity into different parts of the process? 

I have done many brrrr and mostly agree the sweat equity is where the quick return typically is.  

if you can find a good deal and if it needs work be able to do it your self, sweat equity, you will make out alot better then finding on MLS and hiring contractor. this is given for any market, but i stress that this seems to be the only way in bucks right now.