If there are any old time investors who haven't purchased in 15 years, or first timers, or non-investor consumer sellers involved, not really viable.

The owner is 70, has owned the building forever, has been managing it himself, and sounds like he may be ready to sell the property.

@Solomon FulopWe can sit on the side lines and analyze deals for ever. 

It took forever for her bank to give her the clear to close as she had rough credit.

I’m okay with a few but I know it can get time consuming after I accumulate more.

People that have your skills tend to be on everyone's speed dial and you will end up consuming your time fixing other peoples problems instead of building your dreams.  

Mostly BRRRR is more control and if done right, less out of pocket cash which can help you build your portfolio faster, but much more time consuming, less passive, more risk and likely less cash flow due to maintenance if the rehab is not done right and deferred maintenance not addressed. 

You can see a list of all the participating states here: https://mortgage.nationwidelicensingsystem.org/consumer/NMLS%20Document%20Library/NMLS%20Consumer%20Access%20State%20Participation%20Chart.pdf.)Lastly, another really good way to verify if they're a legit lender or not is just to ask them where they've previously done loans, and then check with the County Recorder in that county and see if there is any record of them being named on deeds/mortgages, which can usually be done online in a matter of minutes. 

Again I'm just looking for functionality... something that blows cold air and hot air when I need it to, things like efficiency and SEER ratings mean nothing to me... and these new units that they try to hard sell you on because they have a 10 year warranty, well nobody tells people that that 10 year warranty means absolutely nothing when you will have to wait forever to get parts and then you're gonna get raped on the labor charge so that the company can still make money

FHA loans have all sorts of added fees and they take forever to fund.