I wished BP was there when I started and I wished Ben was there to warn me. 

Hello fellow investors,Can someone shed some light on this topic?

You might get the warning that you will never be able to get a traditional loan, which is not true.

Also there is a light pole over the parking area that the electric is paid for by the owner.Owners are out of state and seem motivated.Over all the neighborhood is nicer, but right next door there is another 4-plex (studio apartments) that is in very rough shape (sold 2 years ago for $45,000).I'm estimating expenses as:8% vacancy8% Maint & Repairs10% Property Mgmt (though I'll do this myself)$950 yearly taxes$613 insurance (I'm estimating that using this calculation = Purchase Price / 1000 * 3.5), but the result seems a little low to me, can't remember where I found that formula, perhaps here on BP?

lolSome creative no bank no credit ideas...Low equity deals are: sub2 lease option assignments wrapsMid equity deals are possiblysub2 and a note (pro buyer note)lease purchase and equity split (some of the profit from the back end goes to the seller)Light rehabsJV with the home seller, dont buy it, bring in private money, supervise the rehab, get a JV fee, seller makes more than the the traditional "we buy houses 65% or ARV less costs"

Is it a few light switches replaced with a dish washer change out?

Calling the town and/or talking to neighbors may shed some light (even if it has to be over the phone).  

Hey Steve the brick looks nice, but I think if you painted it a light color and then sand blasted or power washed some of the paint off it could really add some character to it. 

There will be those days when it's super cold or they are really sick and they will light up inside. 

I investigated this one for me and it just didn't excite me like other avenues.Hopefully Dave can come on here and shed some light on what the programs offer today.