Barring any unforeseen setbacks, I should be a working therapist after certifying.

Got it tested and getting it certified lead free?

You can find a HUD certified Realtor at HudHomeStore.com which is the government's official web site for HUD homes.

That way, you'll be an expert at that niche and not waste your efforts.

I'm no expert... just trying to offer a little help.

Here you will meet wholesalers who provide deals and all the cash buyers (rehabbers) you will need.Consider checking out HUD homes for small multi's owner occupied gets first crack.To find out about an area go to IREM.org search for ARM certified property managers.

I'll let one of the numbers experts address the financials of the deal, although at first blush it doesn't look unreasonable.But I think you're asking for additional advice on the RISK of the investment, based upon your personal financials.

The trouble is that attorneys, CPAs, etc. are risk averse and are reluctant to certify folks.

I've read where some experts are saying Florida and Texas are 2014 hot real estate markets, so you may want to look into those areas.

I'm no expert in this arena but I know the rules can be very tricky so be sure do get educated on this topic before you ask a single person for money.True, $25k probably won't get much of a deal although I'm not familiar with your particular market.