But I bet you could find the right deal if you’re patient.

If it is in the right area where rents are steady, good appreciation, or in the path of progress, the exact same numbers can be a completely different deal if it is located in the wrong area.

. - Buy using hard cash, - Refinance my other properties to get the cash back + get the rehab fund, - Rehab of $30,000 to increase it's value to around $230,000- Rental units of 50 units with nett cashflow after expense and mortgage of $1200- Repeat: finding another opportunities with the extra money that I got from refinance Conclusion: I got the property with 0 cash invested (though short term cash is needed & using other property for refinancing), get $1200 / month (still in progress).

You getting a Deed In Lieu is probably your best bet.  

Best bet would be to contact all the big ones - CBRE, JLL, HFF, M&M, SVN.

I bet you have a 40gal tank.

Whites, grays, neturals are safe bets.

However, say I’m looking into an area that is in the path of progress like maybe an opportunity zone or something along those lines.  

Good morning BP,Im making good progress with the renovations on my duplex, and I expect it to be done by Oct. 1st.

If you want a safer bet but with out much cash flow stick to the areas with the best school districts.  35758, 35801, and 35803.