For what sounds like a non-luxury, basically commercial property, that's REAL slim pickings.

There's slim pickins in the City of Rochester itself but I'm gonna keep my eyes open.

I still like Windsor but the pickings compared to 2-3 years go are slim (the best was 2008-09 when everyone thought that Windsor was going to zero).

Keeping all of the profit to fix things that go wrong sounds like a good plan to me. those are pretty slim margins to try and pull a profit out of.

(Usually, the chance is very slim...)Conclusion:  Most of the time, seller don't need off-market deal unless the buyer is paying the same MLS price.  

Deals are slim on the MLS, and I've stopped looking there.

There are tons of single family homes, but the picking seems super slim on homes with potential for 2 income properties. 

However, some of these leads have very slim equity, some are right at zero equity, and some have negative equity.

With a 10-12k down payment, are my options looking slim?

Second: I advise you to find a cash partner or partners, they put the money up, and you'll do all the work in the search for the deal, remodeling, selling and then split the profits.At 15-18% per year interest, probably some points also up front, the chance of you making any money is slim.