Together, we have successfully completed 5 wholesale transactions in Galveston and 1 here in Denver. 

I understood and offered some various solutions but to no luck.So I thought, maybe I could instead simply be their investment advisor.

This is a complete tangent, but this also illustrates why I think living in high cost areas and investing in them is a great idea.

Once, I even did a quick name check for a new LLC (to get some comfort that it would be approved), then submitted the offer in that LLC's name (which didn't yet exist), and completed the LLC registration in parallel.  

I have a degree and post graduate work at Yale, I do not drink or do drugs, BTW, I was simply over qualified for what was available. 

But that was also 15 years ago, so completely unhelpful.What about going closer to THE Ohio State University?  

Looks like it could be a great price, but please complete a thorough due diligence on the property.  

Your family home wouldn't be at risk.You have a good point - I really have nothing against putting 25% down on the first rental property vs. 50% as long as it cash flows, because either way if I get into a bind I can just pay it off completely.  

Once you complete the project you can refinance (without seasoning) for the purchase price + actual repairs done.    

The M-1 rail will provide a great boost to some areas and if you're willing to do a complete rehab, it might pay off.