Really depends how long it’s been sitting.At my last turnover we listed 100 bucks higher the previous rent and had it rented in 3 days of posting photos (3 weeks total, but most of that was without photos due to work being done).

If the total rent is 1100 or 550 a unit on an average condition property for 45k you may cash flow.

But, I wouldn’t bet on it.

We have placed offers on 3 houses so far and have been totally out bid by other buyers.

We are looking at an entire row of houses, 5 total, that would be made into student rentals. 

The mortgage company doesn't care as long as their lein gets paid off correctly, as it should if you are using a reputable title company.The 1031 exchange is a totally different issue. 

The asking price for the home is 132k.OPTION 1 – Cash After Repair Value = $132,000 (estimate)Discount 80% of ARV = $ -26,400Repairs (Price per square foot) 1,190 x $5 = $ - 5,950Cash Price (seller pays closing cost) = $99,650OPTION 2 – Sandwich Lease Option – “Perfect Tenant Program” Term: Minimum 5 yearsOption Price (buyer pays closing cost): 125,500Option Consideration (non-refundable fee we pay you): + $500Monthly Rent: $950 (profit + $100 cash flow per month)Total profit (If completed full term): $132,000Note: We are the tenant-buyer, but we will sub-lease the house to another tenant-buyer.

For instance, if I acquire a property worth $500,000 and it looks like it can cashflow at $250/month, my initial total investment would be $0.

There are plenty of creative ways to fund a deal - many are legal and totally fine, but as a realtor you need to be kind of careful about how you get creative. 

Some people have leap frogged total posts past me but I focus on quality of each post.