I have run into similar issues while renting, and made due with the circumstances.

I picked a small section in my target market and just drove around looking for houses that appeared abandoned or neglected.  

Increases value and helps stop damage down the road from pets and neglect.

@Robert Mayfield, was it deliberate that you neglected to mention how much you bought it for?

Does this mean that under no circumstances I can require 60 day notice on a M2M ... even if the tenant agrees to it in writing? 

Except for certain limited circumstances I usually recommend against them, at least for long term buy and hold.

He could wrap them in a portfolio loan for less than 10%, depending on the circumstances.

So heres my delima about if i should get into commercial lending ( which i don't have any experience in so would need guidance) so in my bank account i have about 250k in savings but on the flip side i only made like 30k dollars last year due to circumstance and banks see that they just through it out. which doesn't make sense because of my savings..So heres my question do i go into commercial lending and buy 5+ units and above or even can i ?

What lenders, if any, would approve me given my circumstances?

Here are the circumstances:  10yrs left on 15 yr mortgage.