Rodents are dangerous, they carry diseases. 

., a recent flooding incident is tricky is the property in a High-Risk Flood zone (A or V) or is what is considered lower risk X flood zone?

I know duplex’s and fourplexes make more but have more risk.

I just wonder if they truly and really can and will get those types of deals done and closed..I really appreciate your reply so if no up front fee and as long as your not risking any serious EM if they don't fund.. then give it a shot

Also, keep in mind that carry costs on a hard money loan are extreme. 

No reason to rehab the place, which is to take on more risk (especially in a high crime area where its very possible goods get stolen) and spend more money.

@Jacob Breazile - Make sure to account for the following expenses:1) Mortgage2) Mortgage insurance (PMI or MIP) or FHA Risk base3) Property Taxes4) City Taxes5) HOA (Home Owner’s Association) Dues and Fees and Assessments6) Insurance Property Hazard InsuranceFlood InsuranceEarthquake InsuranceUmbrella Insurance7) Vacancy Rate (usually 8% - the equivalent to one month a year, or 5-6% if multifamily and/or if experienced, if not use 8%)8) Utilities (you’ll have these if your tenant is not covering them and/or during vacancy) Water § Sewer § GarbageElectricityNatural GasPropane9) General Maintenance (usually 5%) Upkeep § LandscapingSnow removalRepairsNew Appliances10) Capital Expenditures (usually 5%, higher is the property is old and obsolete, less if fully rehabbed and all mechanicals and roof are new)11) Property Management (8%, even if you self manage, your time still has value and there might be a time when you'll want to be completely hands off or you'll not be able to do it, vacation, retirement, etc.)

Granted, the risks are minimized and not removed, but buying newer adds some padding.  

After spending multiple nights seeing this, while partying and drinking with friends, I ended up falling for the "try it out for 30 days risk free. 

I understand I will need liquid cash for repairs and such, but the bigger question is should I go where the properties are cheaper so my "risk" is less, or should I continue to wait until I have a much large amount of cash saved?