Having said that, I believe you buy in times of distress and ride the recovery.  

Will need to provide references and be intimately familiar with a pro forma.  

In time the renters will pay off the mortgage, if you take the cash flow n apply it to principle, it'll be paid off much quicker, and then down the road now you have a $430k to $450k or a $500k asset versus $125K today minus taxes.

He did sent the itemized list in time, I am not sure if the local law requires receipts in RI, but he definitely does not have them because I have witnessed firsthand him taking the money and not making the repairs.

Because the state must review the application, there could be delays in receiving the funds so don't rely on having the grant in time for your down payment.

If things go over in time to stabilize it can suck out a lot of potential cash equity upside in ongoing extra fees.Friends and family is generally the cheapest capital followed by banks.

It's something I would tell my 21 year old self if I can travel back in time or to become a brain surgeon.

Deer Park, some parts of Pleasant Ridge maybe B class. 

The rest stay in residential or want to heavily diversify in small slices.Some people like TIC's and DST's and others can't stand them because of long lock in times, and high fees.

Doing so simply is good practice as first in time means first in line (MA and NH).