Many smart people on BP who can help you on that end including @Dave Foster Disclaimer: While I’m an attorney licensed to practice in PA, I’m not your attorney.

By using a hard money lender, that loan would not count against his credit and his score would improve helping him be in a better position to get a loan on the property.  

You don't want to deal with automatic stay issues.Disclaimer: While I’m an attorney licensed to practice in PA, I’m not your attorney.

Plus she'll make the neighbors enjoy living there and tenant retention will be great along with possibly improved rental prices.

I work with a large number of RE investors in my practice. 

I like your desire to make something happen and for looking for ways to improve your situation. 

I learned a lot from those meetings, but I was scared off by the fast-and-loose practices.

, I've hit the listings again and come upon a duplex that is included in the Urban Revitalization Plan (4A specifically); I understand there is some tax abatement on improvements up to $20,000 in 5 years on multi-families under 4 units.

In fact, I just closed a property at 7.8% without improvement in a class A neighborhood. 

In time and A LOT of practice, when you come across a good deal, you might just be able to snatch it up and wholesale it if you don't have money. 3.