That way if you still are interested in taking the risk after everything you find out, you at least have a concrete report to show the seller about what the place needs.

So concrete things to do, we usually tell our investors to have a minimum of 30k cash and start finding contractors and hardmoney/private money lenders that will work with you.

It's been pre-inspected, and are some glaring issues with the property, such as: No floors (down to concrete foundation)Rotted sidingAluminum wiringAbsence of firestopping in attic around chimney wallsetc. 

Heat transfer barrier to beams.d.  6 inch concrete, moisture barrier,e. 

The issue with this is due to the slope I mentioned, after having a few concrete companies look at the job they have all said it needs to have an engineer make plans for water runoff which would be very difficult due to the slope and other properties on each side so all the water would pool up and possible flood the commercial building.

Where we got hurt on this one: (a) didn’t manage my contractor well enough – he worked pretty slowly and it took probably 3-4 weeks longer than it needed to, (b) did not get my initial budget correct – concrete work and unfinished basements did me in, and (c) it’s harder for my wife and I to flip further away (30 mins from our house).

He'll fix anything from plumbing, tiles, carpentry, masonry, concrete, and auto.

I see this a lot in my area a flipper will buy a house make it all polished minus doing the mechanical right.So, they price the house higher then what other houses are going for.The appraisal is always going to be an issue.I just don’t buy flips because they never do it right.

thanks for the responding john based on the comps around the neighborhood my property ARV is between 300-350k when I'm done and the market is climbing slowly so who's knows what it would be worth in 5-10 yrs hopefully more i plan to rent out 3 of the units and live in the 4 unit for 1-2 yrs and bank rents and manage property myself i don't have a exact concrete number on operating cost yet but i predict i will be bringing in anywhere between 3200-4000 dollars a month in rent and then also my unit when i move would bring in more income my strategy goal is to put the money away as income and then apply for a fha loan for my next property take advantage of 3-5% down and buy another 3-4 unit multi family and live there and grow my portfolio by owning and managing my own properties but i know on the third property i will have needed to put down 20-30 percent which would be fine because i have equity and assets and also options on what route i would like to take my question you kind of already answered was is this a smart decision to go no mortgage route and assume so much risk by using up all of my funds to get in the game because sometimes when i talk to people they make it seem like I'm crazy for wanting to start out this route but i feel like if they had the opportunity to start out independent why wouldn't they go that route if you know what I'm trying to say also i am a little nervous seeing that i am 29 and this will be my fist time taking on my on investment and running my own business and projectsalso any advice,pointers,tips any positive tips would be greatly appreciated also on a side note on all my mechanicals for the house i will be buying everything that i can that comes with a energy saving rebate, boilers,water tank,thermostat, etc i strongly believe in saving money and being energy efficient  on whatever i can 

I know that might not be a concrete answer but good luck.