Hi Charles, as Matthew as pointed out above, the deal will be priced aggressively due to the high rehab component.

Highly recommend them both if in the Inland Empire of California.

However, I had to subordinate the sellers note to 2nd position (hint: set up that language in advance to streamline the process, if that's the direction you're going to go).Since the ARV was high enough, and the potential income would support the mortgage and expenses, it all worked out. 

If you are purchasing something that is extremely  high value, consult with an attorney and get the proper entity for your specific use. 

I know it is still down season, so listings are thin (especially for MF which is our preferred route), but it is starting to discourage me; like we've already missed the train of cheap debt and rapid appreciation/inflation that so many others took advantage of in recent years.Are my expectations set too high for my target area? 

I just need help on finding a path to get my hands on the capital  I highly recommend going and taking @Frank Rolfe's MHP bootcamp but also talk to local banks

I own a 4plex there and I have one unit that has been vacant for about 4 months now and this seems on the high side of vacancy time.

I'm okay with a high interest rate up to 15% because I can still breakeven on the mortgage but not sure how to finance this deal without losing my initial payments

Some of the condos here have extremely high condo fees. 

So to that extent feedback on BP is highly biased towards those activities..