In other words, I do not think adding a co-signer really prevents a bad tenant from proving to be just that...

@Matthew Olszak  Options for Non owner occupied:   Option 1.  15-25 year fixed loan - 60% LTV, 3-4 points, and a rate in the 8s (for an empty (but not bad) credit report.  

Because if a deal happens to go bad, the first thing your investors are going to think is that their money went towards your Bentley and mansion payments! 

Hello @Anthony JohnsonA motivated seller would be someone that is in a bad situation realizes it, and wants to do something about it.

Can I rationalize this deal some way, so I can fake myself into thinking a bad deal is a good one.  

So I wish to have rentals I'm fixing to turn 45 & have nothing but tools,equipment and truck to show for my work my family and their future depends on me & I don't have a 401k plan.

I am also a licensed real estate broker with Nottingham Realty Group and I have had a lot of success helping investors (both local and out-of-state) buy investment properties, repair them, and either lease them to quality tenants (BRRRR) or sell them as a flip (BRSR).

We struggled with two sets of bad tenants for about four years and ultimately made as many mistakes as we could possibly get our hands on.

Talking face to face is much more effective and there are not a lot of investors doing this as it can be a very cumbersome activity.As far as having a hard time finding PM's and GC's go... most of the bad PM's have been run off or put out of business, but many investors expect their PM's to do everything for free and don't want to spend any money in maintaining and protecting their properties and keeping their tenants happy.

sometimes...you want the first deal to go through badly and ignore certain warning. thanks guys. appreciate the honesty...back to square one...