What 'ugly' factor can you accept in exchange for the great price?  

Remember when looking at value you need to look at all the factors involved - including the neighbors.  

What kind of extra expenses does everyone take into account for the additional units, are there any economies of scale, how do your factors change?

I fully understand leveraging and the multitude of other factors that go into real estate investing and creating an ability to scale, but I also do not like the thought of emptying the back account to try and acquire a property.

You can use cash as a negotiating factor to get the price down along with coming up on your closing date. 

Don't forget to factor that in. 

I have worked with a few who have had a late payment or two on a student loan or something minor, but knowing they pay their bills on time is a huge factor for me.   

@Kyle DoneyDepends on several factors.  1. 

I'm really looking for something to do the first take on a property so I don't spend time digging into deals that are no good from the beginning due do the neighborhood profile or other factors. 

The biggest factor is time.