I will be using financing and partnering with my sister.

@Maria Miers I would put your request in writing and send it certified mail with a request for refund of $$ witching 15 days.

They are 3 adults, early 60's, employed, 2 sisters and one sister's husband who looks like ZZ Top ... the house is actually too small for growing weed inside, but has a huge yard but totally exposed on a corner lot, so i dont think that would work.

Welp my son move up here with his family; Wife, daughter (wee I have a cute granddaughter, lol) and sister in law, that and counting my family (My wife and 13 year old son) is now a bit crowed here in my wee little 2 bedroom apartment.For some reason my credit score dropped way down which I think I discussed it in another forum, but its now back up to over 580 (via TransUnion) which I am hoping is enough for a FHA Loan.

another update:I was invited by @Maria Scott to a REIA meeting here in Houston.

I can be friendly and I will go out of my way to help if needed, but I try to keep it professional, I am not their mother, or sister. 

They could all use quite a bit of rehab work and are currently being rented for 25%-35% below market rental rates due to the condition they are in. 1) Single Family - 2bd/1baGross Cash Flow = $3,000/moCurrent Market Value: $1.1M2) Single Family - 2bd/1baGross Cash Flow = $2,700/moCurrent Market Value: $1.1M3) Single Family - 4bd/2 full bath + 2 half bathGross Cash Flow = $0 (Vacant, house need a LOT of work)Current Market Value: $1.84) Duplex - (2) 2bd/1baGross Cash Flow = $4,500/moCurrent Market Value: $1.8M5) Commercial - 6unitsGross Cash Flow = $11,100/moCurrent Market Value: $2.5MTotal Gross Cash Flow Across 5 Properties: $21,300/monthApproximate Net Cash Flow (after PITI) = ~$14,000/month (property tax assessment is EXTREMELY low because it was inherited, total tax assessment for all 5 properties is <$2k/month)Market:Location: San Mateo, CaliforniaNeighborhood: Grade B+In a perfect world I would like to double or even triple this net cash flow so that myself along with my sisters family can retire early. 

In Sisters last March there were 16 pending this March there were 22 pending.  

Her sister and brother-in-law own the original farmhouse next door to me and her brother lives 2 acres behind me.

But, her mom lives with them (dad did, too, until he passed away), her sisters and their kids are constantly there, her brothers, her cousins, visiting relatives from the Philippines who stay for months on end...Great people, but they pretty much take up all the parking on the block lol, let alone can you imagine what it would be like to turn over that place if they were your tenants?