Off market deals found by driving for dollars, networking, mailing campaigns, etc.Buying through a wholeseller.Foreclosures that can't get a certificate of occupancy for one reason or another, and there are some pretty dumb/minor reasons as well as major ones.The caveats to the list above are that you will need to do more of your own due dilligence to ensure the deal is a good one ... this includes:Doing your own comparative market analysis to make sure the price is a good deal, since there will not likely be an appraisal done in escrow.Have a title company do a preliminary title search before making an offer to spot any liens or title issues ahead of time, since title insurance may not be obtained in escrow.Have a general contractor walk the property with you (if possible) to validate scope and cost of repair work, since an inspection may not be done in escrow.Then, once you purchase, rehab, and rent the place, you can cash out refinance to pull money to put into your next deal if you like (called the BRRRR strategy around these parts) ... x10 of these for you, and x10 for your spouse = up to 20, 30 year fixed mortgages through fannie/freddie ... then you can go to local banks to get portfolio loans for more if you like ... or not and stay free and clear and the houses should print cash flow for you like little ATM machines ...

Fair deal if you can obtain 6% financingGreat deal if you can get to 85% occupancy without lowering rental ratesIs there a solid reason to believe you can obtain a significantly higher occupancy rate than the sellerAlso, you may not want to classify occupants by race, etc. because of Fair Housing Laws

Elderly people who didn't understand the sale, or owner occupants or where there is a large equity are more likely to be overturned.

203k is for owner occupants only, FNMA HomeStyle is for 1 unit only.

Background: the current unlawful occupant (an old man) informed my attorney that he bought the house through "street community" I know my thoughts where also street community what?!!

On a duplex and a SFR you can get away with a lower down payment because both of these properties for some reason are considered "single family occupancy" there for they aren't actually intended for investment purposes.

Many banks these days prefer to sell to owner occupants than to investors, and will oftentimes take lower offers with more contingencies in order to get an owner occupant into the property over an investor.That said, I've never seen a bank accept a lower offer with more contingencies if both offers came from investors.

However, once we got into the meat of things so to speak…, lots of great information on the different types of mortgages, contracts, roles as lenders, realtors, qualifications for easements, occupations, ..The whole course actually opened my eyes more as an investor than I thought it would.

I'm sure your former occupation as a mortgage loan officer and processor will give you a leg up on your investing.

@Sanat Bhandari is right about the FHA occupancy requirements.