Hi @Rochelle Gellineau ,I have the opportunity to meet with some of the local Pros on this forum and have been provided with a lot of advice.Here are some of the options I will be pursuing to get leads:Bandit Signs - I made 25 bandit signs and placed them around the East Valley Friday night and picked them up Sunday night.I got all my materials from a local home improvement store but had a tough time trying to get them to to stick into the hard phoenix desert landscape.So ended up trying to find places where there was a grass but that meant my signs were in places with traffic.I did not get any call backs.Lesson Learned - I will invest into getting my signs professionally done and possibly hire someone to put them out for me.I used a sharpie marker to write my message and it rained over the weekend so my message was washed away.Need to start working with a permanent solution to write the message.The second option I am using is Direct Mail, I bought list of 209 leads from list-source with a specific criteria and my plan is to mail to that targeted list using Click2mail.

Also, if I am not mistaken, an FHA loan has permanent PMI (can't be removed), whereas conventional with minimum 5% down payment the PMI will be removed at 20% equity.

Again, my goal is not to live in the Bay Area permanently.

The only way an investor will be compensated for the value of permanent improvements on vacant land is if the land is located in an urban renewal or urban redevelopment district.  

Bryan were they on a trial loan mod and then denied for a permanent one??

Plan would be to take the "purchase financing" that gets you in the door, make sure your sister keeps doing her thing responsibly, and refinance ASAP to get out of that "purchase financing" and locked into "permanent financing."

You then refinance the property with a conventional mortgage or portfolio lender and now you pay off the private lender and you have permanent financing and a rental with very little or zero of your own money in it.

I know it's a bit much to ask for that to continue permanently, but one can dream.

It's 0.58 acres and has 8 permanently attached rental units.

FHA is the favored choice on BP, but if you do not want to be permanently locked into PMI then get on the phone to the banks.