I'm thinking of waiting until I can find maybe a 6-unit with only moderate deferred maintenance, tackle improving that, and go from there.

As with most things, the key is moderation!

When they are crossing the line I put on my moderator hat and try to decide if rules are being broken and how to handle. 

Cities are engaged in the social aspects of property ownership, low moderate income housing, middle income neighborhoods, several reasons why but it often for keeping the tax basis more favorable and, political bodies have image problems favoring landlords or investors who are in business, there is a line where government is to stay out of business and influence competition. 

I plan to do moderate to high risk investments but with this amount of money I'll likely aim for a whole range of loan types to diversify as much as possible.

Meaning, I will ask them to complete small to moderate jobs at my primary residence in order to determine organization, work ethic, etc. 

Did what Clinton did in his later years, went moderate and worked with the Republicans.

Guess who I am going to propose as a moderator:)

Because of this issue I'm also having a hard time finding agents that are willing to work with me because there's this big risk of investing a lot of time and then having deals fall through.Some questions:1) Does anyone know of other bank loan types (I'm also pursuing private money but it's difficult without having a track record) that could possible accomodate my cosigner situation.2) Does anyone have stories of either success or failure of buying houses with FHA loans that needed moderate rehab work, and trying to work with the seller to get repairs done before closing?

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