I spent the last month doing renovations and I got my unit looking GREAT (at least what I thought)...City inspector comes in to check if everything conforms to "The Sanitary Code, Article II, Minimum Standard of Fitness for Health under Human Habitation," adopted by the Massachusetts Department of Public Health".There are such small things like:- Piece of tile in front of tub is slightly loose- Furnace has rust- Base of tub needs new caulk- Window screen has a slight tear in it- etc. etc. etc.Can they really force me to fix every single little thing?

If it is a health issue move into a motel.

Really just a piece of land with some hook ups and trees in a relatively poor but big town about 30 minutes from my house.Owner is older with health issues, has kept poor records and willing to owner finance at 20% down, 8% for 10 years.

Have you've ever gone into the property even though it states on the website not too? The

Housing and employment data were analyzed by combining information about job listings and salary with the percentage of those hired in the health care, technology and finance industries.

unless you had big unemployemnet like in 08 to 2010.. and you have folks who have bought homes in the last decade that actually qualified and are locked in at historic rates.. just because their market stops appreciated or retracts a little .. those folks don't sell they just ride it out.there is and will always be the US citizen that can't manage debt no matter the market.. gets divorced .. has bad health issues... dies intestate... so there are always deals.Each market cycle I have personally lived and invested through was unique  no two the same.And now with Foreigners grabbing a huge share of our investment properties for cash and hedge funds doing the same.. why would those folks cut and run especially the cash buyers.coming into 09 40% or more of all sales were for CASH... so cash buyers don't panic sell generally speaking.I do see certain markets leveling off the appreciation run up.. we are seeing that big time in Dallas right now the herd mentality of that market has cooled down a bunch.and here in Portlandia higher end is just holding to little move up.. but middle price range still moving up. 

Who would you be offering financing too, the student organization?

I have the home on the market in Illinois but the property is not moving, I applied for short sale pending approval of the bank.Today I received a call from the realtor stating that he has a family that needs a home ASAP because they are renting in a home that has black mold and is causing them health problems. 

Nothing too major, but just lots of deferred maintenance and lack of upkeep, and some crazy stuff too (the only house around that has a gravel driveway, backdoor is elevated for a deck, but no deck there)I could buy cash for the purchase, rehab, etc, but there's no way I get a good return there.Assuming 8% Maint, 6% capex, 8% vacancy, 8% prop management for rental scenarios.Is there something I'm missing, some"creative" method I haven't considered of making a reasonable flip return, or making a decent CoC/monthly cashflow?

There are a few things that you cannot/should not do yourself, such as chimney work, septic work, because these can only be done by licensed specialists, require special permits and inspections (in NJ septic systems are signed off on by the Dept of Health and chimneys are inspected by the Fire Inspector) and you will never be able to sell the property if you can't prove that the work was done by the right contractor.