I have a 4 unit building near down town Miami area for 239k that I would like to get my hands on. all units are vacant, units can draw $850-1000 rents. place needs a face lift REO property.

I have over the years bought NPN  but only for myself and not anything I recommend to beginners at all.. and or most investors.. its a niche.. and a tough one.. they are best off starting with some of the guys who have the little funds that do the heavy lifting then see how it goes.

You will need to wait until the bankruptcy is lifted. 

Aside from my commercial tenants, I've never had a tenant shop around - they're happy to satisfy our insurance requirements of $10,000 possessions, $100,000 damage, $100,000 liability without ever lifting a finger.

Hi @Tim Pagano -- depending on how many new buildings go up - I think it'll be a rising tide lifts all ships scenario, driving up rents all around.  

The weight of the decision will be lifted and you will feel great afterwards.

I know that's a huge lift for a rookie but the numbers make a lot of sense to me and I've been called stubborn a time or two so I know I'll see it through. 

Here are the limitations and requirements, ( narrow lot, but the location is awesome and brings a lot of tourist because of downtown):Lots are 55ft x 203ft and the setbacks are, 25ft from the street (55ft side)10ft from side (203ft side) 10ft from the back Garage can be 5ft from sides and back Vertical lifted doors can not face the street 2 story, 2000-2500 sqft, 18" min crawlspace, detached garage with a living space above, 2 cars min, 25% of lot size coverage max. 

I'm also based in the Sarasota market, and provide off market deals specifically for buy-rehab-rent investors, or those looking for turnkey rentals, and willing to pay the markup to not lift a finger.

The downstairs has many handicap features such as a roll in wheelchair ramp for the pool as well as a harness lift for in and out.