That's true with anything when you aren't doing it yourself. 

So i guess the real conundrum is that you aren't getting insurance because it's no longer required being this is no longer a flood. 

So my PITI on this after the first year will be around $2,000/mowater-$215/moCapex/Rep- it should be like a new house at the end, so I'm only factoring 5%/mo-$225Vacancy-$0, I've got six other properties in the neighborhood... no vacancy with college kidsMisc-$200Estimated Cashflow/mo- $186021% CoC ReturnMy question is this...... my original plan was to utilize the friendly financing terms at a 4% int rt-- better than my recent bank loans by a good margin....I was going to use the full 5 year term, and fix it up slowly over time... get the good unit rented out for max value, and get other unit updated to do the same..... then work on the big ticket items throughout the course of the term...... but then I got to thinking..... interest rates aren't getting any lower.... with the market hot... the ARV and appraisals will likely be friendlier the faster I do it.... it seems a downturn is due well within that 5 year term.

His response was, "yeah..you pretty much have it as good as it'll get. 5/1 ARMs aren't even though low right now.

The last thing that comes to mind is a hybrid debt instrument but that could get a little tricky.You aren't going to get any legal advice on here so if you are legitimately concerned you will want to talk to an attorney about your specific concerns and they will let you know if you can structure around it.

I've seen 1% deals that don't cashflow.There aren't a ton of 4 bed multi's but they're out there.

Let me explain the situation a little better, the home owners aren't trying to sell the home and not the land.

@Alec Sole  You aren’t likely to find anything in the Nashville area that will make money.

If you aren't actually taking title, you might run into problems.

Call center employees usually know what's in their "box" and often times aren't completely knowledgeable about what happens in other departments.Your best opportunity to buy the house appears to have your family member show up to the Sheriff's Sale and bid on the property.