Unless you're willing to live in a bad neighborhood and even then you're looking at prices around 250-300kLong Island and NJ are nice but prepare to pay 8-10k annual property taxes.

We have closing attorneys in NC so once I have a signed contract I send the paperwork to the attorney and he will do a title search and prepare the closing docs. 

TOTAL CLOSING COSTSD + ILender Credits -$357Calculating Cash to CloseTotal Closing Costs (J) $7,287Closing Costs Financed (Paid from your Loan Amount) $0Down Payment/Funds from Borrower $26,000Deposit -$3,000Funds for Borrower $0Seller Credits $0Adjustments and Other Credits -$1,655Estimated Cash to Close $28,632I know it includes some prepaids, but do any of these fees seem ridiculously high to anyone else?

Credit, budget, research?  

Current financial statements and of proposed transferee and its principals, along with credit reports, real estate experience and background for each 3.

Prepare to loose.

Off Market deals are found from hard work but I don't advise you start that route if you are not prepared to pull the trigger quick.  

My questions would be is it possible to find lenders given my low credit score?

Terry has prepared as comprehensive report on the situation at Village Green.

So for example if you decided to convert the car wash site to McDonalds would you get a water credit since the water use would decrease significantly?