If we rent to own, they are OK, but we cant refinance because we don't have the deed.Are there any unique scenarios to help us get the property for little money out of pocket, we have the ability to have the deedSign a lease agreement with a purchase option that allows you to buy the property at an agreed price at the end of the lease term, consider establishing a partnership with the seller to jointly invest in property repairs and improvements.

I thought I could solve the vagrant problem by buying and repairing the buildings.

I've been an excellent student of calculating repair costs and ARV.

Quote from @Dan Grove: Some combination of cash to seller, closing costs, repairs, construction, paying off arrears, assignment fees, commissions.   

Nothing to get crazy about but no need to deal with tenants, property taxes, repairs, vacancies, etc. just sit back and collect.

Class D Property:This is where we find many older properties of more than 30 to 40 years old, in need of major repairs.

That aside, If it were me I'd get a professional estimate of what repairs would cost, and make the decision to keep or sell based on that. 

Use tax benefits like depreciation, repair deductions, and tax-free refinance proceeds to offset income, and consider an LLC for liability protection.

And you need to keep detailed records of all repairs and improvements.

Mortgage rates at 7% 2. 25% down3. 10% of current rents budgeted for capex, monthly repairs and maintenance and property management fees.