The fact that he has no mortgage, paying for just fire insurance, turned off the water, keeping the units vacant, not advertising the property online what so ever, and refuses to hire a realtor because they are too expensive, leads me to one conclusion......

The lender I spoke with made me aware that upon conclusion of the owner-occupied period the HUD home store properties were available to investors and qualify for 203k financing with 15% of the ARV needed in hard money to qualify. 

@Shawn AlajajyanI would suggest that your sample size is too small to draw any solid conclusions from.

That’s not only because I pay him a management fee for something he was already doing anyways but in addition to a monthly land contract installment, at the conclusion of 24 months if all else goes well we plan on entering into another similar land contract for another one of his properties.

We have come to the conclusion that we will start with a forever home and then try to buy different properties that we never live in.

He did his thing and we both came to the same conclusion.

Are you reaching these conclusions after looking at 20 properties or 2,000.  

It seems that only the the legal items are black and white; ethical lines should also be drawn, but I see a few pessimistic conclusions in this thread and general negativity (in this community) for anything that sounds like "guru".  

On the input and analysis side there is a lot of info and data, much of it relevant on one level or another, but how you process it internally and derive your conclusion is much more intuitive.  

I do this for my clients when they ask, and it usually helps us clarify things.This is one of the reasons I got my license - I feel the need to gather information and come to conclusions myself.