The kits include compact fluorescent light bulbs of various wattages, LED night lights, smart power strip, whistle that attaches to your HVAC air filter and alerts you when it's time to change the filter, low flow shower heads, dryer vent cleaning brush, water temperature thermometer, refrigerator thermometer, weatherstripping, caulking, foam pipe insulators, window film, rain gauges, etc.

To make your money you can improve it (clean it up and have it surveyed... or have title issues resolved during closing) or list it fsbo at a still super low price but more than you paid.Taking advantage of people would look something like.... mailing to that same list and telling them that they are very close to losing the property whether they are or not, lying to them... like telling them that you are offering market value, telling them that you can close in seven days and then stretching it out to 45 days because you don't have the money, offering less to a seller that can't make rational decisions, telling them that they get nothing if it sells at a tax sale when the state has a clear system for overage collection etc...  

We find buying short sales, foreclosures,  or bank owned can be a better deal with a small investment to make rent ready.

Backsplits are really good money makers out here!  

I wanted to maker out but I can't.

It really is imperative that you have a loan officer in your corner that knows the rules and or has a great support team (processing, underwriting and a major decision maker at his/her disposal)In regards to your plan I think it's great and just remember that a lot of lenders don't go under 50K to lend.I hope this helps and good luck sir.

This is a not a profit maker but I cant afford to lose too much in the process because I am not making a profit.

If you are looking to do deals, check out Deal Maker Sessions, which meets the first Monday of the month…you can find on MeetUp.Adam

This is a memory maker and keeps people coming back.

Back before I threw in the towel on trying to beat the market makers in the stock market and switched to straight indexing, I would always pick a couple of companies in an industry or sector that I was interested in to mitigate the business risk of any one company.