Please PM me I would like to give you some details.

Attached is a detailed report of the real estate market nationwide.  

It's a $50 fee per month extra

You might even have to take this through the planning commission which adds a couple extra tens of thousands and about 2 years.

Spend your time on activities that actually generate income.20K might be enough to get into a property, depending on the details.

The CMA of the property would be around 430k-450k looking at recently flips homes close to the property (not counting the extra 400 sq). we talked to other investors and came with a rehab cost of 50k give or take, again this is our first work so we might be off by more than we would like to. the Owner of the house seems more than willing than to finance the project 100% by either using his business credit or even taking a HELOC on the property we are flipping.

It's an extra step, but now it's a direct transaction, not a third-party transaction.

And if it's in both units you can buy a couple of extra boxes for the inevitable cracks and store them in your closet.  

If you don't have experience owning and maintaining property, but feel you could, it's a good idea to have a little business plan printed for lender, detailing how you'll manage the property, to show you know what you're getting yourself in for.  

The cigarette butt disposal and smoking are detailed in the lease as well.