Life is such a funny thing sometimes - and I'm right on the opposite side of the fence to some extent here; I'm not necessarily a "big gov't" or "small gov't" guy, but I am a "don't be an unreasonable pain in the *** gov't" guy, and at least in my neck of the woods permitting is a royal PITA for very low value.

I'm doing this in the Midwest where the prices are low enough to fund the deal without the bank to start out with.

We also have a large population of migrant workers in the area and the consideration was that this might be a way around a standard lease with background and credit checks. 

DOM = 80Median DOM = 69If you haven't hit this time yet, I wouldn't be too concerned with low traffic/no offers.In most transactions, home buyers/investors are represented by buyer's agents. 

I see a lot of clients come to me with term sheets from other lenders that arbitrarily increase the ARV or credit score, just to bait and hook the borrower into doing business with them, so just be on the lookout for this. 

My credit is climbing consistently with debt being paid of that was used to renovate the last property. currently sitting at a 670ish.

Specifically, I'm in need of referrals for contractors experienced in handling the unique challenges of renovating low-income rental properties, including single-family homes and small apartment buildings.

You don't have to pay cash.Rooms to go has zero interest on whole rooms of furniture all the time.Put the other stuff on a credit card and pay it off quickly.

"low balling" doesn't necessary meet those standards.The way that realtor's generally have to work is provide the seller the true and accurate comps (market value) as well as expressing to them that you could also buy it at a discount but buy it fast, no repairs, etc (all the other stuff wholesalers say/provide).

if an appraisal comes in low and it doesn't work out?