We were living in a top rated school district in Riverside, IL at the time, and when we decided to flip our home we ended up not being able to find a house hack in our area.

I have been struggling to find a property using the rule of thumb 70% rule because it seems like the arv and the price on these properties are so close not giving me the room to even consider, so I decided to look at some multi-family properties and found some occupied duplexes with a huge margin for example duplex with 2b1b on both sides in nice area close to schools parks and downtown area fairly new roof and some updates listed for 49k and arv 175k ,fully occupied.

Mostly renting it out to schools/leagues/teams or having birthday parties for now.  

Overall value in good school districe How did you find this deal and how did you negotiate it?

“Cute” country home in rural area just outside busy city in good school district.

This is exactly the kind of place where 'old school' investors operate.

Working on slightly above minimum wage doesnt help with school most days, so I've started looking into food stamps.

To give some further information about myself, I am still in school, so I do not have a large sum of money to invest with other people.

Is it likely that you would have to personally guarantee the loan due to your company not having credit history?

I started a plumbing company a few months ago and don’t have enough history, so I’m looking into either a co-signer or gathering enough cash to pay it out right.