I have a seller and a contract for two tenants occupied SFH's filled with the normal exit clauses with "no earnest money to lose".Both homes are packaged for less than $40k. 

Have you considered selling all 5 as a package of 10 units, then going out and buying something bigger more in the commercial multifamily space? 

I found a pair of duplexes being sold as a package and rolled in some cash from a recent sale to make these a good start on cash flow.

There is a good package deal that includes the classes+books. 

Buying is created from the collaboration of all the above elements: finding properties (your inventory) by focusing on a location (farm area), deciding on your offer (analyze the deal), and knowing how you will buy the house (buying or acquisition methods).Flipping Houses Pillar 2: FinancingThe second fundamental pillar of flipping houses is financing.

Or do you have a package deal?

Purchase price: $187,217 Cash invested: $37,443 Sale price: $332,000We bought this 3 family as part of of a package of 13 properties totaling 35 units based on a 8% CAP Rate.

One thing you may want to do if your looking to raise the cash is package some up and see if your local bank will advance on a hypothication.

I am underwriting a deal and the marketing package has unrealistically low expenses.

I am looking at a marketing package and am looking to develop a framework/system for finding the value add opportunities in the deal.