If you're looking for multi family (>4 units), then it's most definitely all pocket listings by way of knowing the right brokers.

And there is such a wealth of information on Bigger Pockets, it's great you can analyze deals with confidence. :)

The bigger pockets applications should be able to help me narrow things down.

ARV:210k Purchase:104k with zero down with VA loanRepairs: 8k (out of pocket cash) 95% work done by the wife and I.

That way there's no out-of-pocket for you.

Hello Bigger Pockets family!

My friend Mike bought three different buildings on two different transactions where he wrote the contract to state 80% bank financing with the owners taking a 20% note back. 

My goal is to do this with as little money out of my own pocket as possible.

Shaker Heights is good but it can be street by street and some of the border areas could be a problem.Overall there are some great investment opportunities here but like many big cities there are pockets of both good and bad. 

I'm being conservative by assuming minimal depreciation (1-2%) in a neighborhood that is desirable today in a great school district that is walkable to shopping center with a supermarket, restaurants.Current income dictates that an appropriate out of pocket cost for next house should less than $3K per month.Possible solutions:Take out second mortgage/HELOC to get the $100K I need to buy the next house?