The fireplace is sweet!

Its possible if you find a sweet deal where rehab is 5-10% of selling price.

So base numbers and offer on stabilizing at a lower market rent and leasing closer to market in years 2 to 3 of stabilizing.Generally the sweet spot is 50% occupied or higher to where everything hasn't been trashed yet and per door rehab is at a minimum to get performing versus full guts.

The atmosphere was very welcoming and met some very sweet people.

If I blow my $ on marketing, there's no way I could ever finance a deal, regardless of how sweet it may be.

Tony,There are many landlords sitting on big chunks of equity and with enough down they would privately finance the first position note for you.You have to be clear with them upfront that you still want a DEAL.In other words for financing they WILL NOT expect to stick it to you on above market rates and loan terms.A better solution is maybe to put 10% down and have the seller hold a short term 15% second.You just have to find the right seller at the right time.For some it's not all about the money as they have a ton already.Instead it's about selling for an okay price and getting rid of the landlord headache so they can do the things they want in life.The balance of time and money is hard.Many have a bunch of time but no money and then many have a bunch of money but no time.Hitting that sweet spot is the hard thing to do.

that place is pretty sweet but the overhead on that place is gotta be through the roof. 16000 sq feet of an aging stone castle has about a million different possibilities of things that have to be repaired over the years.

I did a couple more sweet flips and decided to tell my brother about what I was doing. 

Repairs are repairs and if you accommodated her with a small rent credit that would be the most I would do to make the bitter experience more sweet for her.Honestly she complained at you driving down the block to look at the yard.

I can't decide between waiting and saving another 10k (or 20K) to buy out here in CA where the prices have never been higher or put my money to use in GA while I save, giving up that 1st time buyer's sweet interest rate.