Please be gentle with me if anyone can give me direction on this or just hard cold facts I would be much appreciative

The Laws of Attraction and How to Win Friends and Influence People does work.Be a bit more gentle when you make sweeping statements about a community.

We have a bit of a twist from the "normal" RE investing.

Be gentle!

I have recently spoken with another investor that owner finances as their game plan with a different twist and their percentage of defaults is too high for me since I'm out of state.  

My website/blog that I just launched is all about land lording, self management from long distance, buying class A properties and turning them into rentals with lots of other good stuff :) The biggest "twist" is we don't follow any of the 1%, 2% or 50% rule.

be specific on what's 'settling'..if the floor joists are twisting then easy to fix.

This would give me plenty of time to make any upgrades and refill the apartments.There has also been a plot twist.

And here's the other twist...I already have a max of 4 conventional loans...how would I find private financing?

My friend contacted his insurance company who has agreed to pay out $103k to rebuild his side of the duplex.Plot twist: Owner of other side of the duplex owned the property outright and had no insurance.I'm trying to think of options for my friend.