I know there are hard money lenders out there that will essentially lend you money based on the deal and not on your credit but from what I hear it can takes months to secure capital via hard money lenders.

Gives us a good list of go to's that maybe just had one or two things that could essentially be "fixed" given 6 mos or so.

They have authority to keep bidding the price up on behalf of the sellers to try to get to the reserve number.So essentially you are bidding against a straw buyer that doesn't exist.

I guess I need to make one more thing clear, I haven't purchased a home in over a dozen years so I am just trying to avoid what would essentially be a "rookie" mistake.

So then second, I began up studying flipping HUD homes (essentially virtual wholesaling) to accommodate for my time constraints.

There are a few problems with it... mainly that it is outdated - The home was built in 1930 and has no AC, windows are cracked and old, the light fixtures were barely there and the floors (hardwood and linoleum) were a mess.Now it's essential that I mention that this is an out of state purchase.

This bldg has essentially been in operation most of its 125 years.  

That's not the worst thing because you're essentially getting a loan from the US Treasury.  

@Dima DeSimone essentially what this means is that if your rental cap amendment passed with only 67% of the membership's vote (and not 90% which is commonly required to pass amendments related to "USE" of a condominium/community) then this case may enable associations to retract their amendments that were not passed by the proper number of votes.

Still not bad areas to buy in because essentially they are like secondary markets close in to DC.