Serve pro also indicated use of ozone but we removed any soft material and only hard surfaces remain. would ozone treatment be useful?

Every time a property sells on the MLS, the seller receives less than the market value, not just from the soft costs of selling like title search and settlement fees, but the Realtor takes a cut who listed and sold the property.

If you are able to find one with a 1% rule, these properties are going to be purchased with lots of underlying issues, bringing your GRM to well over 100 after all of your costs.There are a lot of people buying properties with .a 5% rule or even lower.

They are "soft pulls" and allegedly will not affect credit scores.

You may also deal with onerous third party requirements as the PCNA, appraiser, etc would have to look at each site versus all at once.FNMA and Freddie would have lighter soft costs but I believe they also have the 5 unit requirement.

Hi Darshil, I ran the deal as if I was doing the project and my all in number including closing costs on the back end was closer to 680 accounting for soft costs. 

The house is only 960 soft.  

To flesh out your decision a bit more, you might want to think about this in a little more depth.Go into both areas from 10 am to well past dark and drive the areas.Visit the grocery stores and fast foods, a few times each day and see what you think of the areas population.Talk to some shop owners in the area and get their view on the locals.Because these are the people who will be your renters.Do the look like they can pay the rent, (decent vehicles, decent clothing) or does the people look like they are struggling.Think about if this is this an area you want to do business in -->(long term)<--?

Thanks for everyones help and feedback on this, besides @Quincy Lockett, this guy isn't throwing in the towel that fast man, come on. 

You'd have closing costs for the loan, soft costs during rehab, and then  seasoning (6-12, 12mo most common) before you can cash out refi.