., find a way to make money on this one and don't lose a good deal bc you're chasing a home run...whatever it ends up looking like, you found a great deal.

Even though you'd be getting into the deal with $0 down, you should still have enough cash (or availability to access cash) to cover the worst case scenario of a tenant who immediately stops paying after you close on the property and requires you to complete an eviction action against them.To your second question, I'm sure you've heard it before, but the 4 main ways you make money in real estate are cash flow, appreciation, debt paydown, and tax benefits/depreciation. 

Will it make me money or lose me money?

The financing cost behind hard money are usually more expensive than taking out a HELOC.

@Matthew Scott go check with the city and make sure you can do it before you invest any time and money into it.

Id guess a current appraisal would be somewhere 150-170k depending on how nice the units are cleaned up.I know I am not factoring in appreciation, the plan was to purchase in cash have decent cash flow as a better means to invest money that was not doing much.

The business is losing money each day without a functional office.

From a lending perspective, if I have the money, people don't care that I'm female. 

:Might as well go for it most tenants in c class areas are nuts anyway so the extra rent money is icing on the cake  LOL!

I’m an active STR owner/ operator with 2 doors. Used personal funds for literally everything. Never want to do that method again. Any advice on how to execute this? Just came out of a in person event with pace morby a...