Either way, I'm taking a look into the trends and how those trends were impacted by the big COVID surprise of 2020. 

Quite frankly, unless your friend ENJOYS sleepless nights, constant stress and worry, unexpected and excessive expenses I would stay CLEAR of real property.

I would not be surprise if the government start going after folks for not following regulations a way to collect more money.There was an interesting case Indiana Attorney General Greg Zoeller files suit in tax-sale scam.

You will be surprised what will happen in this crazy world of real estate!

No bidding wars, no GC headaches, turnkey home for meNo unexpected carry costs, marketing, a single agent only fees for friend I did read that friend can't sell it to me for less than 25% market value which leaves me a potential immediate equity but could be discouraging for him since he could potentially make more from this project.

You would be extremely surprised.

There is no quick fix.He should probably stay somewhere else in the meantime, and not be surprised if more damage occurs before its all over.

. $20k towards down payment and closing costs, and the rest for your reserves.I know it's probably not the answer you wanted to hear but you don't want to be caught with your pants down with an unexpected expense, eviction, or vacancy.

To my surprise the owner of 30 years said yes he is retiring and would like to sell but he hasn't attempted to yet.

@Ryan Horne , I'll add one more thing that can get you a loan - having an amazing deal.If you are bringing me a property with tight numbers, one unexpected thing - and there's always at least one unexpected thing - can blow your budget out of the water.If you bring me a deal with a giant spread - and can back up the spread with real numbers - I'm far more likely to lend on it, because even with one giant unexpected thing, you can probably turn a profit, stay in business, and most importantly, pay me back.