my plan is looking like a BRRR is the best solution, IF the lender will allow NO money down or IF they will allow a 3rd private loan/family member to chip in the 10% or whatever I need for "skin in the game".from there, after 70k initial capital improvements to get the rent up, I would be 'all-in' (purchase of say 640 + 10 closing + 20 finders fee + 70 repairs) at 740k. 

That is, until I became "a real estate mogul" and you said“I am currently looking for another market to invest in” Quote From your profile ;-).

He is likely to be very busy, expensive, and serving high profile clients. 

My big why is to provide nice, affordable housing to good people while improving property and communities.

It sounds like things can now start to improve. 

utf8=%E2%9C%9...or, you can go to my profile and scroll down the lists of my posts and get a pretty good idea of how it works.

And they don't want to take the time and effort to learn the basics of a market and build the proper relationships it takes to invest from afar.I fell into the trap a couple years ago...went the turnkey route...was tempted by the "amazing" and quick returns on a $37,000 property....got burned.But, I'm trying to grow, improve, learn more.

I need to screen his profile.

Up until the bedbugs, there was not any meaningful improvement despite counseling.

Even putting 50% down could improve my COCR.