I never negotiate based on waterheaters, HVACs or roofs since they can all be visually assessed without a professional.

Even if you found an attorney who works fast, you have to wait until there's a scheduled community meeting, get support from the community, file paperwork, appeal it, then go to the zoning hearing and preach your case to have the property rezoned.

So you could still hire out basic management tasks for 10% ($2,000) and get close to your goal at $5,300 / month.To make this magic happen, keep in mind you're constantly shopping insurance quotes, appealing property taxes, and aggressively negotiating labor rates from contractors. 

It keeps a record, prevents the emotional appeals, and a nasty note doesn't hurt as much as someone crying in your face.

@Reggie Bullock you could partner with local organizations who need the housing for first time buyers, on top of that if you have a lender who won't redline the area and streamline the process it makes selling homes in the urban areas more appealing to middle income owners.

Have you had any lucky appealing any of your tax assessments with the city? 

This scares off a lot of people so be aware Just need to shop around for a great contractor and ask for referrals to not get screwed over Mold Try to figure out where it is coming from so when you get the property you can eliminate it Mold comes from accumulated moisture Be careful about mold in the basement, there may be a leak in the foundation Compartmentalized configuration By removing a wall to open up the kitchen it usually makes it more appealing Landscaping If the yard looks horrendous, there is a lot of opportunities there JUNK Lots of junk discourage a lot of buyers when it's pretty easy to clear outThree Problems I Avoid When Shopping for a Rental Property Neighborhood Don’t buy in class D areas.

You will appeal to more people. 

The easiest way is to have them as a 2nd lien holder and give you a flat rate interest only..But joint venture would be most appealing as $90k is pretty much 50% capital on this deal correct?

. :: THE BREAK DOWN :::(Berclair Area of Memphis TN 38108 which means it is in a C- area )Asking Price $800K for 33 units complex Repairs Estimate $200k$1,000,000 divided by 33= $30,303 Cost per door 33 units Break downConsisting of 50 % of the units 2/1 and the rest 1/1 and 3/2Rented at $450 Per Month 33 units 90% occuppied =29 units 29 units at $450 per month = $13,050Round all rents up to $450 per month each Vacancy: 10% Gross Annual Income $156,600 $156,600 (annual ) divide by 2 (50% Rule for expenses )= $78,300 NOI = $78,300 Cap Rate = 7.8% Cap Rate Annual Property Tax = $3,100Annual Insurance = $5,000Management 10% = $1,300 per month DSCR = 1.6Step 5 ( Making the Offer )I feel like $800k could be a little high so I plan to make two offers to see which would be more appealing to the seller Offer 1 All Cash Offer of $770k (15 day inspection period ) Offer 2 Offer $800k but I would ask the seller to carry a second position loan for $300k at 6% interest amortized for 12 months (7 day inspection period) My main strategy is the BRRR approach.