Just make sure you could weather the storm if it happened to hit next month.If you have a good enough deal, maybe teaming up with a partner could help?

I had a rental appraisal done for it for additional cost during the process and the results were good enough so that 70% of that number covered my Principal, interest and insurance and property tax payments with a little left over. 

It sounds like any other sale, even though it is being done by auction.  90 days is Plenty of time to get financed, but you’d have to make sure:It’s zoned as residentialIt will appraise for your bid priceYou can have access for insurance and lender inspections/appraisals.It is in good enough condition to get a conventional loan, or you could take a shot at a 203k or Fannie purchase/Reno loan.The auction terms/details Should tell you if this is prohibited for some reason.  

It is not in the best (Or Worst) neighborhood so I know it wouldn't attract the best tenants but if I screen properly I think I would find good enough tenants to take care of the property and pay rent on time. 

Everything I've heard on BP has always said "if you find a good enough deal, the money will come." 

That’s good enough for me!

I'd need more data to confirm, but I don't necessarily thing your first PM was honest, I just think your first PM was good enough that you didn't question your confidence in them.I think you learned from this that you need to be way more involved, and more hyper sensitive and reactive to red flags.

If the deals good enough there's a long list buyers... 

Everyone has different risk tolerance when investing but given that you are taking equity out of your primary residence extra caution is warranted.Hard money lenders are also an option but in that case the deal would need to be good enough to warrant the very high cost of capital.Best of luck.

Google street view is not near good enough to evaluate the block.