Your issue (as you have correctly identified) will be the lack of liquidity---rehab lenders don't advance the cost of repairs or provide the same to you at closing, but reimburse you after the actual repairs have been done.

They're looking at the bottom line sales price correct?

Just does not seem like a deal at all... assuming your values are correct!

GaryEDIT: Added numbers and corrected grammaticals.

Just for argument sake, let's look at this deal:NOI: $10,707 per monthMortgage ($1,500,000, 30 yr, 7.5%) $10,500Cash flow: $207 per month or $7.39 per unit per monthThis is a VERY POOR deal in my opinion.If my assumption is correct that the expenses are off, then this property is a BIG LOSER!

As a treacher, here is the problem/question: in order to coach you properly I have to make sure that you have all of the missing pieces filled in and also that you hae interpreted the information you found correctly.

Does anyone have any ideas where I can provide the correct info within the laws and still provide safety for my family?

Send them a letter with double postage and "do not foward, address correction requested" on the envelope.3.

Do not buy a low income property if you are not willing to constantly be asking for the rent and sending all the correct notices for everything.

I check the tax assessor site to make sure I am sending the letter to the correct address of the owner in the first place.