Avail costs $9 a month per unit with no start up costs or annual contract which isn't bad.

Hi Vincent, there is a significant difference in true Hard Money and rehab loans, rehab loans won’t be low doc by any means.Hard money should be fairly simple & quick to fund, it’s strictly equity based.How bad is the condition of the property?

Quote from @Don Miller: I just wanted to give a little input, as my experience has not been bad. 

If you treat your PM like a company that just unclogs a toilet then you're really short changing yourself. 

When investors see that you’re looking out for them, that you treat them like partners rather than just capital sources, they start spreading the word.

The best way to get started in REI is but treating it like a business, and you don't need 100K to start.

Not a bad return from appreciation alone. 

One bad tenant , one sewer line replacement and you will be wiping out any reserves quickly .  

If you can find a precedent, that could bolster your argument significantly.Lean on the Physical Details: Four mailboxes, four sewer lines-those are big indicators that the property has been treated as a four-unit for some time.

And like you said one out of 10 thats not bad.. maybe you just got that bad tenant it happens to very landlord.