I don't accept credit card payments for this very reason.

same with HVAC and other big ticket items.with that said, i don't invest in Indianapolis, but you're likely still in a sellers market, which means that sellers are going to be less inclined to make fixes / give credits for issues. 

. - you have dozens of local agents who can market the property for you and bring you a buyer- you are listing in a desirable area with low-inventory - you are not in a rush to sell

For the 4 plex you are spending an extra 80k in renovations (I question your 110k renovation number to get to 4 units - this could be low but I don't know the square footage or layout).

Check with local credit unions.  

Price points are low when acquiring real estate but that also comes with lower rental market values for your units so it pretty much evens itself out.With that, if you are going to buy in Reading I advise you strongly consider managing your own properties.

If you have good credit they don't ask for a deposit so it very easy.

Suburbs in path of progress is the low hanging fruit.

For sale by owner and seller finance is completely different. buyer/tenants don’t always have bad credit.

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.