Hard money lenders are just as good as cash in most instances, except you gotta pay for the money. 

For my portfolio, there are few instances where I will ever have to raise rents above a 10% level. 

For instance, I've seen a residential SFR assignment go for $2k.

It's great for investors to have choices,  diversification by geography, niche and operator.Some of the most famous names you know in investment world do just that. 

IE tenant or subsequent buyer defaults causes huge damage and your now faced with negative cash flow for a year and 20k to fix the place. if you can handle that its okwhat happens though is you have unsophisticated sellers and in a lot of instances the home is lost to the bank and the sellers credit is trashed.. plus many times they want to buy something else and with this mortgage still in their name they cant.its just a very risky dangerous thing for a seller. 

For instance the house next store sold in 2015 for $103/sqft and is of similar age and condition although it has one more bedroom.

For instance, the toilet handle broke, and my tenant bought a new one and installed it.

Finding mortgages for 50-100K should be pretty easy in most instances. 

make sure you have a deal first, for instance 60k in back taxes you can assume they owe other liens as well so 80k owed, probably 100k in rehab the house better be able to sell at 300k to even touch it

BOTH Michaels are famous...so you’ll be in good hands. ;)I’d be happy to help you make some connections here in Houston.