IMHO the market seems a little more sophisticated these days and not as many desperate sellers...but I have not tried so it is all speculation.

Buying investment properties with cash is still more fun.There is no caste system, royalty or other impediment in the United States to prevent anyone from building wealth by studying hard, working hard, working smart, saving and investing.Many people who fancy themselves as sophisticated real estate investors are really just rent collectors for banks, stuck with almost all of the risk and little of the reward.

Great that you brought vacancy down, but seasoning will be looked at too and equity established and they may want to see a couple years of receipts.Might do some searching here on BP as to DFD, Deeds in lieu of foreclosure, issues apply to commercial as well as residential or consumer transactions as to deeds, title requirements and to a lesser extent, predatory dealing/lending and your deal will be consider at a more sophisticated level.

Again let them think you are capable but not sophisticated investor.3 - go to small claims court and talk to landlords leaving that just had to deal with a formal unlawful detainer proceedings.  

There are plenty of super-sophisticated people that are not accredited investors.  

The client you market the property could potentially be more sophisticated, so for instance with that realtor.

I don't know if or how laws in MN differ from in TX, but here it's assumed that MF investors are sophisticated, and should rely on their own due diligence for uncovering defects.  

People tend to feel better when they think they are in control or are more sophisticated than the other party.  

Let me tell you about this investor, we'll call him "A""A" owned a machine shop, he was a brilliant machinist. and locally an expert on the machinery he made parts for."

They're generally low wage employees, not overly sophisticated, and their allegiance to the owner is probably hit and miss.