@William HochstedlerI would like to say a big THANK YOU!!!!!!

How do you find out how much garbage service is on a SFR or say a 6 unit MF?

Dylan Henke what might help is instead of taking a "leap" that could induce a fair amount of anxiety, decide to do a small project, say a cosmetic flip, create a 6 month plan, and back into small, week long steps.

2) What do you mean when you say a one year lease is a failed model?

Many are able to generate attractive cash flows in the 10% range and deliver 20% IRR over say a 3-5 year hold period.  

If paying cash, the loan pay down would not be there but the cash flow would be higher, but not 'pay down' so let's say a total of 12% or so.

When I sell, i dont mind a VA loan if the buyer is very qualified and as the others say a similar buyer with money will win. 

Say a property is listed for 25K and needs 25K put into it, but will be worth around 120K after it's all said and done.

If you were buying the option and then leasing it I would say a sandwich lease.  

Say a tenant hears from the neighbors that the house was a meth house so they have it tested and they hire someone that knows what they are doing.