I have thought about private money or hard money but hard money is dangerous and carries more risk and it’s only a short term solution best used for rehabs and flips.

There were huge delays because It was tagged as a dangerous building and we were never told prior to bidding.

The ones I did hear about were charging 12% interest rates, which make it dangerous, in my opinion, for NPN's.

Now, if you’re paying market price in today’s market, even fixeruppers can be a little dangerous.

That being said, there are still deals out there, but they’re are far fewer than even a few years ago.

My concern is about liability with old and potentially dangerous structures.

In case anyone wasn't aware, Providence's new regulations on AirBnB and other short-term rentals will go into effect November 30th, 2019.See the short-term rentals page in the City's Planning department website for a human-readable explanation of the changes (complete with flow chart), or the actual ordinances here (defined on pg 20 as "The occupancy or use, for a fee, of all or portions of a dwelling unit by anyone other than the owner for a period of fewer than 28 consecutive calendar days", but the regulations are on pgs 102-103).

It doesn't sound like a good deal as a residence, and buying it for commercial potential is a naked speculation play, which can be dangerous. 

It often means that a property is uninsurable, or has had a hazardous substance issue (like meth preparation on the premise - this substance's ingredients leave lots of dangerous chemicals behind and are exceedingly expense to remove from a location most often requiring special equipment and haz-mat clothing).

I'd imagine that starting out under an attorney who handles 50 properties per month, @Oscar Flores would see fewer deals than he might if he started out at a title company that has to process 200 properties each month, but I reckon he'd get to dive into each one more deeply (and possibly learn just as much?).