You'll likely see variation (even within a zip code) based on condition even though all might be 3 bedroom 1 bath homes (as an example).

So if I do a couple deals with either FHA or a DSCR or something more up that alley… the more likely I will be in the future to qualify for deals that are more structured with OPM/private money/hard money? 

It also seems likely that you would be under capitalized and a recipe for disaster.How to scale?  

In the upstate, the damage is not like what you get with a tornado where buildings are leveled nor is there massive flooding (like we've heard there is in Western NC). 

stuff like that all advice is greatly appreciated    

But, You buy it like an automobile.

Seems like it could be an easy exit with no cost to me to demo.

Just think about it.People have an accident on a rented boat and blame you because you provided the booze they drank.Now that would most likely be a scam of course but it could work.

In general it sounds like "help me help you" is the best approach, what else has worked for people as far as things to offer?

I put that in quotes because the property I am looking at is zoned as a commercial building with a gutted upstairs apartment.I'd like to purchase the property with a renovation loan, something like FHA 203k or Fannie Mae Homestyle.