I used this guy 8 years ago and he was 1/2 the price of ASi:  www.cariniair.com/ Carini Heating and Air Conditioning is a San Diego HVAC offering heater and air conditioner repair, replacement & installation.

This deal is not going to be accomplished safely as most approach an option to purchase, your agreement could well be 100 pages or more, addressing terms of sale, how liens for advances are applied toward the purchase, your interests acquired prior to other liens filed, insurance assignments, that's not counting lease assignments, attachments of lease terms and conditions, maintenance agreements and schedules, authorization to encumber the property and to pay liens.

If the condition worsens, you're duplex may even be declared "condemned."

Buy it in its current condition and if and when tenant vacates, we have a rainy day fund to make those repairs without it coming out of our deferred maintenance reserves.

A few other questions I would like answered is the number bed and bathrooms and th egeneral condition of the property. 

Also I don't think this property will qualify for anything but private loans given a physical condition. 

As the strategist in putting together deals you must concern yourself with 1) end goals of all parties  2) experience and skill of all parties  3) the fears of all parties  4) the emotional condition of all parties 5) The risk acceptance of all parties 6) the comfort level of all parties and 6) your strength of relationship with all parties.

Condition of the property?

I’ll buy your house no matter what condition it’s inØ No fees and no commissionsYou will not pay any Realtor commissions, closing costs, repairs, transfer taxes, title fees, etc.

`````````````````````Sub2 is for little equity, perfect house condition, PITI payment is less than rent by at least  $300 a month.