I've done a bit of due diligence on him so far and he doesnt skimp on his materials/finishes.Theres a lot of decent HUD homes that an owner occupant could maybe justify paying more for than an investor in Maize, East Side etc if you're willing to put in a bit of sweat equity or find a lipstick house.  

Done sweat over it. 

The house needs about 40k worth of work (New Roof, interior and exterior Paint, Flooring, possibly new plumbing, kitchen cabinets, kitchen appliances, lighting)  subbed out and around 25-30k if I put in some sweat equity and take away some upgrades.

No sweat off your back.

Ill put probably 10k in it and get $775/mo with $250ish cashflow 30% cash on cash.Keep in mind i live here and do my own rehabs so some of the equity is sweat and ive only had 1 of then for multiple years so some people will say  capital projects will kill me... guess ill find out.IG is - ( niabuyandhold l if you want to see any of the places

And then when you move on to your more ideal multi-family, they're paying over $10K a year in equity, by year 7 you will have paid $80K off that first loan.Also, don't be afraid to buy a property that might take a bit of sweat equity.

Now this dagger was drilling his brain that he was losing his home, he was never gong to be able to successfully pull out of this and he might as well sell to them at a 20 - 30% loss.All the while, he kept looking at the living room he had remodeled completely with his own hands, the bedrooms, the new infants room, the back deck, the storage units, the front yard rose garden and landscaping all done with his hands, blood,.sweat and tears.

I wasn't happy with the answers I got from a pro (for the money) and have sweated it out because of stuff I missed when I was the inspector.I am just now re-entering the market after a year.

There are plenty of Mutlifamilies that you could easily house hack and find yourself in a really great property after applying some sweat equity. 

I always think about the future potential of any property and won't sweat over a few thousand dollars if the numbers still make sense.