If you let me know a little more about the size of the property and cross streets I may be able to point you in the right direction. 

Hold on to it for 5-10 years and get into the green on the deal would be my suggestion.

@Bob Green might be able to help.  

But I'm also very green and at this point I'm just using common sense and 32 years of living experience.

Then for landscaping, choose some more dark green bushes or bright green, like boxwoods or something of that nature.

What I do is if the location is right, the conditional property is right, the layout of the property is right, the existing financing payments are right, and the attitude of the sellers are right, then my job is to put together the deal structure that works for me, and I basically give the project the green light.

If two tax years are crossed, all cpa's and accountants appear confused.

You know, this is an element that never even crossed my mind.If the house doesn't sell, just turn it into a haunted home and charge admisssion!

Another option is to look into taking out ads in industry related news letters & ezines, contact directly the list owners and possibly pull off a JV with them.Sometimes there is just not a clear cut solution for some industries, thats when you really need to look at cross promotional type approaches.

In today’s market, more than likely you will have to put something down or at least cross collateralize with another property.There are a few rehab loans still out there… Also, sounds like you need to find a lender that will go off of the completed value (after repairs) vs. the purchase price today.