Appraisals came back awesome my credit score came back 720.

Stay disciplined and avoid rushing into deals without thorough due diligence.Resources for InvestorsIf you’re new to investing in distressed properties or looking to expand your portfolio, consider leveraging resources like:Local Realtors: Realtors specializing in distressed properties can assist in locating off-market deals and navigating complex transactions.Community Forums: Attend a local investor meetup or join online forums for the Phoenix market.Educational Tools: Search out webinars, workshops, or courses on investing in distressed properties.Final ThoughtsThe distressed property market in Phoenix is creating some excellent potential for the right investors willing to go the extra mile necessary to take on strategic risks associated with this category of real estate.

You can probably pay for a course when one of the sucker roadshows comes thru town, but it is a ton of money. 

Now I need to find a real estate agent(I am "interviewing" a couple now), an accountant to speak to and of Course a lender.

After the initial inspection we sent a response to the inspection asking for $21,500 in seller credits to cover the roof and furnace (both needed replaced). 

It always better to be safe than sorry, but the building dept will let you know what the best course is.

So you can scale that if you want.FHA is for people with poor credit and very little down payment.

Most people think real estate investing requires huge capital, perfect credit, or bank loans—but that’s not always true.

The other part of this is that in addition to this, we are borrowing from our home equity line of credit to put down the 20% deposit- so we have that payment too.   

You can decline them off their credit, background and for not having 2 past positive references.