No, I didn't unfortunately.

Hi Carline,I know there are down payment assistance programs for properties 4 units or under but anything over that is considered commercial and to my knowledge there are no loan programs out there.I'm not sure if the down payment assistance programs are still active but I can find out if you'd like!

If I had been prepared I could have walked away with a steal.So I sit there today for over an hour while property after property slides by with no interest.

Thanks, so it sounds like the steps to send the seller are:1) Letter of Intent (LOI)2) Earnest deposit based on a 21-days inspection & financial contingencies3) Coordinate time with the seller to have an inspection & general contractor (GC) walkthrough4) Calculate the amount of repairs/fixes required to see if it makes sense5) Ask the seller for lease docs (estoppels) in addition to rent rolls, maintenance, and all expenses6) See if the bank approves the purchase7) Purchase, send the tenants a document that says I'm the new owner, and start rehabDoes that sound right?

(No, keep it as it is.)Get this amendment signed by all parties2.

There's no budget for any of that when the rent is only $800 and at best you're putting $200 aside for those things in a rainy day fund. 

I have no doubt there are those that do very well with it..

Specifically, anything indicating that the lease is completed and both sides have no claims or issues with each other.

The place wasn't trashed, but seems like they did no cleaning when they left.

It sounds like you are using building age and that makes no sense to me.