Be sure to take a stroll down Palafox. 

Shop your market and try to pretend you are not a landlord, put yourself in the shoes of the shopper (very hard to do) but try.

Hi Brandon,You're right in that REI is not a "thousands overnight" business.My advice to someone in shoes like yours would be to start out Wholesaling.

Put yourself in the seller's shoes, I am sure that would light a fire under your a$$ if someone tried to pull that on you.With that being said, if you intend to actually pay with cash and then circumstances change where maybe financing makes better sense, you CAN change your financing in the middle of a transaction as long as it does not adversely affect the seller.

I could also manage some multis or SFRs at the same time.How would you proceed in my shoes?

There are plenty of people who are in your shoes or were in your shoes recently.

In your shoes, I would call all the local banks and credit unions and see what they would do.

Back to your question, if I was in your shoes, you might need to ask the client if they are ok with just having your contractor do the fixing and having their inspector re-inspect it, your issue is just some piers, which is easily resolved by adding, replacing, or relocating, you could even supersize them from 12x12 to 24x24 (erosion pic), as to rot/termite, have them treated and splice them over until your contractor can find enough wood without termite damage; that is the easiest and cheapest way.

I know that if this was in NC and I was in your shoes, I would only enter the property after the sheriff, and after doing all the required due process to gain legal possession, etc.

If I were in your shoes, here is what I would do.1.