.$20k down, no rehab costs, 1 renter in place for 4 years that has taken increases of $25/mo each year, a GRM of 5, COC of about 19% (about $165 per unit after all expenses), all capex work was done 6 years ago or less (there's nothing to do until something breaks) , and owner occupant is a busy body handyman type.

Does any body have any good recommendations for books im interested in multi-family and creative lending?

It's all documented via text and email, as well as video (I used a body cam when interacting with tenants, with their permission when legally required).

If it’s not probably don’t want to be involved.Second I prefer to work with agents personally as they are licensed and governed by governing bodies.

Any body have any trouble with pre-foreclosure investing due to this act instated in February of 2007.

I just need bodies with ability to get loans to take up to 10 properties...

@Kevin Auyong  Oh man... one body blow after another.... they better draft well !!

BBB is a marketing company and subscription based, its not really a government regulated body, vet via that (ie. your local contractor's board, his insurance bond company, etc.)Very likely to happen, you need a Construction Attorney.

According to the 2000 Census, of the 17,890 housing units inside city limits, 15,966 were occupied, 10,033 of them by families. 31.1% of occupied households had children under the age of 18, 36.2% were married couples living together, 23.3% consisted of a female householder with no husband present, and 37.2% were non-families. 33.2% of all households were made up of individuals, and 14.0% had someone living alone who was 65 years of age or older.

I am not affiliated with any brokerage just yet and I am not planning to join just any office who just wants a warm body with a pulse!