I was listening to the Bigger Pockets podcast and in shows 6 and 23, Arthur Garcia and James Vermillion spoke about how they were able to get money from small local banks to get started.

@James Alex have you thought going multi family first?

@James Wise thanks for the sound advise, looking on Zillow and seeing what is available at the 85-100k range is a vast difference in some areas compared to the 50-65k range.

Upgrading your insurance may make the most sense as your first step to increasing your defenses. 

@James Purvis - Keep in mind that you get zero return on equity. 

Thanks,James

Abandonment (implicit or explicit) is a defense against a charge of trespass.In order to establish implicit abandonment, send certified mail to the owner's address(s) of record, do online searches and record each step and each result, talk to known relatives of the owner or the founder(s), take photos and videos tending to show that no one is maintaining the property and particularly that doors and/or windows were/are open/unlocked ,etc.   

@James Boprie  sounds like you're very motivated, which is great. 

@James WiseThank you!

@James Boprie what are you bringing to the table to make him want to mentor you?