Long story short I am looking for a mentor.  

I'm in a perfect position to sale (tenant damaged house, insurance claim, ... the whole nine yard, and insurance pay for me to remodel the house - long story, let's get coffee or lunch sometime, my treat, and I can share with you the whole experience).

The loan vintage tells a story that is being ignored in the posts so far.  

It is our responsibility as experienced investors and commentators here on BP to help make sure we at least give them the real story and help - if they will listen - to understand how to invest wisely and safely.  

Long story short US Bank was not able to get the loan commitment before deadline and we were about to lose the deal.  

Inspiring story @Justin Kane.  

Our beginning stories sound similar.  

The story behind this guy was he had an extra property that he had to kick his son out of because of drugs and such.I asked him if he would sell it for what he owed on it and he said yes.

The property is in a B area, with C schools, its 3 bed 1.5 bath, 1200 sqft, 2 story, garage, no basement, it is in need of some moderate rehab (exterior wood repair, garage door, flooring, paint, bathroom tile, roof sooner than later, etc)If I were to buy at 76k that drops my ROI by about 4% a year.  

But as I read everyone's horrible sob stories, when I'm done wiping the tears from my face, I think that they'd be better off dealing with a landlord directly because they won't clear anyone’s application process around here.Of course then I think about the BP community and I say there's no way in hell most BP landlords would let these people stay in their homes.