Whether for this tenant or another one, I need to figure something out to get some kind of a/c to those rooms.I looked at portable a/c units over the weekend and those vents can easily be pulled out of a window in seconds, in the case of a fire.HVAC vs. window units doesn't make much difference for the rents in this area so, hence, S8 doesn't pay more for HVAC either.Which is also some of the conundrum. 

Another option is a hybrid with seller holding a second position mortgage for 25-30%, you come up with 20-25% and find a lender for the remaining 50%.

@Dalton Dyer I second the house hacking suggestion.

Second, Urban Land Institute publishes a number of books that go into various aspects of development. 

If you were to buy a multifamily unit to live in one unit and rent out the others, but it was split first floor/second floor.

In 3 months (according to my lender), I would likely be pre-approved for a 110k purchase, as I will have worked at my second job for a year. 

@Joseph Parker I second what was said above.

It is currently our second worse cash flow to value property but I would purchase it today if a similar deal was to be available.A STR duplex that I was very confident of both market and rent appreciation. 

I compromised on my numbers in order to not let the deal slip away, and the second i signed that paper anxiety set in. 

I too am appalled at the increasing inability to get a second chance in the USA, a country founded,  developed and built on second chances.