- Several thoughts here - When purchasing sub $50k properties your financing options dry up. 

The day after I turned 28, my hair started falling out.

Here in Colorado, if your case is cut and dried and very simple, it takes about 1.5 months.  

If my market ever dries up I would most likely invest there.

Then a small dried out spot on my foot turned to full blown infection that cost me my right leg below my knee.

They were off market, and had plenty of 'hair' on them, usually many liens that I was able to negotiate payoffs well below the amount owed.  

I knew my job backwards and forwards, had built up referral system, had some gray hairs which showed I knew what I was doing with unfettered confidence, and I could work long hours. 

And to get some insight on someone that has gone through this Thanks in advance It’s a triplex on an oversized 3 city lots built in the 1900’s about 2850 sq.ft.2 - 1 bed/1bath 1 - 2 bed/2bathCommercial building is about 800-900sq ft with a hair salon and nail salon in it the tenants have been there for about 20yrs now. 

. --- TL;DR ---I used Home Union.They were awesome until I had to get a tenant. 

I will say, we have been successful in finding and buying quality listings via platforms such as loopnet and crexi but it seems that well has dried up a bit.