But I have had more than one investor I know tell me they took a total loss because their home was vacant more than X days and fine print said insurance did not have to cover.. so there is a vacant home rider U can purchase and which I would think would be appropriate in the NPN business when you take back collateral and have some time to work on it and re purpose it.. 

There is the classic debate cash flow vs appreciation.  

A classic brain fart/path of most resistance outcome can be frustrating, but at least I learn a “I’ll never do that again in that specific situation” lesson.I’m inclined to keep all my stuff for now, as I still think there are one or two good appreciation cycles to be had in the next 10-20 years.

@Frank Molinaro Here is my "starting up" collection: Read http://greeneincome.com/index.php/2018/10/29/ideal-vs-desperate-investor/ Read Dave Ramsey book "The Total Money Makeover: Classic Edition: A Proven Plan for Financial Fitness." and complete the baby steps there.

Motivated FSBO ( the classic "good person in a bad situation" related to medical health ).

Motivated FSBO ( the classic "good person in a bad situation" related to medical health ).

Motivated FSBO ( the classic "good person in a bad situation" related to medical health ).

Have you done a market analysis to see if there's room for residential units, and if you can re-purpose the other building into mixed-use with the ground floor retail or office and the second floor residential, then that would be the first strategy I would look at.You mention it's in an opportunity zone.

Actually, here is my "starting up" collection:Read http://greeneincome.com/index.php/2018/10/29/ideal-vs-desperate-investor/Read Dave Ramsey book "The Total Money Makeover: Classic Edition: A Proven Plan for Financial Fitness." and complete the baby steps there.Read Scott Trench’s book “Set for Life.”Finish the school and get your degree - you'll need it later, especially if it's business management.Get a job first where you have W2 income.

.$200 or $400 per month cash-flow per unit is fine, but the real wealth is built buying odd or otherwise strong but unfinancable assets at discounts and repurposing or renovating smartly into something special.Will I now buy an A class single fam at a 20% discount that only breaks even or loses a couple hun a month with 10% down?