This can not be achieved if you’ve only analyzed a small number of deals.

Even large and small businesses with intangible residual services like TV, internet, security, pest control or the local contractor with remodels in process could fall behind on payments revenue contract. 

. - 2 story house with very small rooms and and 2 steps down, imminently as you enter the front door.- Gated community and in a reasonable HOA. - The home is 2 payments behind and already got a letter from the lender about future foreclose.

Are you sure you can add 2,000 SF on such a small lot? 

I have worked with some investor that can take down a small full development with that type of down payment. 

I'm not sure where your market is but I could help look at land costs. we are trying to educate building to rent or building investment properties as a new strategy to just buying the garbage new builds around the country. this fits on lots as small as 3500 square feet. you'd have to check local zoning but if I had what you had that's what I'd do or at least look into it. 

Get a small MF you can house hack and start that way.I'm not an expert on the auction scene, but, from what I have read, that is a challenging first step into investing. 

Hiring a mobile notary is absolutely doable and how most of my out of state clients close on their SF/ Small MF deals.

Don't have any land specifically, although we've got a small town about 40 minutes north of Baton Rouge we've been investing in lately that seems to have some demand.

This analysis of how to buy a small business is the absolute BEST I have ever come across!