Also, New Albany, Ohio is drawing my attention. 

We'll cut to the chase, here's our dirt.The Facts: Ages 51/44, Married, w/10 yr. old childOne steady income 45KOne low income & fluctuating (self employed only 2 years but growing slowly)Living/ renting in NJ (Very expensive market, 2 family units sell over 500K)Fair amount of debt 37K (Car loan, 2 CC, Medical bills)Just getting by each monthCombined 401K's =  150KMy 401 (100K) can be transferred with no penalty to a self directed IRA (I had opened up last year in hopes of using some cash to invest in RE) We are determined to get into REI however we're probably going to need some creative ways to do it with our current situation.

However, it has come to my attention that the deed for the property in the county records shows $700,000, not $800,000 as the sales price.

I am thinking that it can be used by a small medical practice, veterinary, dental. etc. 

I’m closing on my ideal 4-plex near a major university and medical centers using an FHA loan.

@chris martin  @larry t Ok this for me is a clear lessoned learned before i reach out and look to ask for help i have to be extreamly clear with what i am asking for or looking for so yes i am a contractor and i do make good money i wasnt trying to boast or try to make my self look like something im not either i realize now i didnt express my self clearly and i appologize for that because clearly some people are taking what i explained wrong  I may be coming off the wrong way but that is clearly not my intention how ever all i was looking for was a good hard money lender in my area thats all nothing more nothing less this deal is an off market deal she brought to my attention And what I consider to be a smoking hot deal others may not feel the same way because you may be more seasoned than me and  you may consider a smoking hot deal a 2 million dollar deal So this is all about a matter of perspective and experience also fellas im not claiming in any way what so ever to be a seasoned vet when it comes to investing either and from what i have learned its alot better and smarter to invest with someone elses money and partner up with someone who knows more then me so that i can get to a place where deals look better from a different perspective plus if the investment is right of course do it and if it makes sence  then great move forward and if not then be smart and pull away its all common sence and i do realize this there will always be a deal out there 

Most students want to be close enough to walk/bike so the only way you'd be able to lure them away is to have really cheap rent, which wouldnt support the cost to build new.If you do build on the lot, then I think you'd have better luck marketing to the medical workforce. 

@Nancy Pults....ok..... so when the PM took over managing that property, they didn't pay attention to who was in it?

As for the PM issue as long as you screen really well and pay attention to basic maintenance 10-20 will be easier than your current 3x3 buildings provided you do not pick a dog for the 10-20!

If I were you I'd politely extend my deepest sympathy for her car, express relief that no one was injured, thank her for bringing the tree to my attention for the first time, and wish her the best of luck with a potential insurance claim with her car insurance.