I still like the approach where you buy it with private money, and then refinance it to take out the private money... rinse and repeat often.The biggest hurdle for most investors is that they just don't know how to create relationships with the right kind of banks to get that purchase money out of the property, via a refi, as quickly as possible.And for those of you who are saying that no one is lending for buy and hold...My response is...You just haven't kissed enough frogs yet to find that one prince of a lender who knows what you are doing, understands it, and will support it through loans.To read more about how to create these relationships check out the blog I posted a while back addressing the issue... http://www.biggerpockets.com/blogs/585/blog_posts/3040-mastering-the-money-game-

A little ingenuity though and you can make a gun (an no Captain Kirk, not from a hollow log).

Both are hollow tile...nothing like that on comps.  

It was just kind of tinny.  3/8 drywall more easily hole-prone, cabinets made out of particle board with no top or back, hollow-core doors with cardboard 'struts', 2X2 stud walls, poly plumbing. plastic washerless faucets,etc. 

And I have a hollow tile building with 10 one-bedrooms between Waikiki and Manoa listed at a 4.7% cap on actual income with room for higher rents.

Existing demand and supply climates mean that an apartment building that's hollow-tile with a one-to-one parking ratio doesn't have to rely heavily on its income/expenses.

@Chuck Wiggins Welcome.Yes, we used to call it the "White Pages".Basically you've got to kiss a lot of frogs and look under every rock;-)Or you could attend some REIA meetings, there's usually a couple of Private money Lenders and Private Investors.What's your deal?

Recall the analogy of the two frogs in the milk bucket.

I think you'll end up removing the black grout on the edges, but first try taping it with an edge-holding tape, such as Frog Tape, and then paint the outside half of the grout with the wall paint, making the grout visually thinner.

What this means, however, is that the domestic manufacturing base has to be hollowed out.