So I had a windfall and can sort of "semi retire" with a part time low stress job. 

cash flow has just been hit hard everywhere with the rise in interest rates. the properties in my portfolio that cash flow the most are at interest rates that it's not possible to get anymore - low 4s - and somehow there is still tremendous demand for properties that won't cash flow or break even, which is what you're finding.based on what you've said about your current situation... i don't have a good answer for you. 

The bigger concern I would have is low pressure due to blocked pipes, especially to the bathrooms.

Damon That's the rub with low income tenants.

The market still has relatively low entry points compared to other major cities, making it possible to find multifamily properties like duplexes and triplexes in the price range you’re targeting.

Highs in the 15s and lows will be 0 this week. 

But I'm guessing maybe your credit is too low for that?  

In my area, they charge transfer tax on the assessed value rather than the LOW sale price.

If you purchase with 20k you will be paying PMI and the returns are too low. 

Does anyone know a lender willing to lend on 40k with a day out of foreclousre up to 50%LTV with a low 500 credit score?