We're doing a small apartment rehab out there.

One guy wanted $2k to clean up this very small house.

Hi Sean, For an 18-unit, the three common sources of capital that you'd want to look at will be local/regional banks, the Freddie Mac small-balance program (if loan size > $1M) and the Fannie Mae small-balance program (if loan size >$1M). 

Mostly small banks work with  lower loan amount. 

If you live in one small unit and get a type 1 STR permit, the numbers i have run are $80k-$130k year income.  

Im currently about to turn 19 this month, full time student, with about $272 in monthly expenses just from small bills (I recently just made personal budget spreadsheet).

I have been using direct mail with a very small list for the past few months and plan to keep doing it but have yet to do a deal.

Any minneapolis wholesalers out there that send out emails on their deals?

Until the last 12 months or so (basically when we got the new city manager), I don't ever remember seeing any construction jobsites that had been shut down (talking residential & small MF).In the last 6-12 months we have seen a dozen or so stop work order signs on various houses.

(net)As I said, I have mostly small units, so don't know exactly how the houses will perform.