The look is modern and it works for phoenix since it's "cold floor".

As I remember a combination of days on market at 30, 60, 90, etc they lower 10% and if your offer is in the negotiable range they will comeback with an offer at their lowest acceptable, found it to be @81% of asking price, so if offered at right time can hit one for 71% of asking almost every time.

There are some business/commercial banks who will lend you up to 80% but the terms will not be as favorable as 30 year fixed Fannie/Freddie money.It sounds like you have an opportunity to obtain up to  70% on the 2nd 4 unit.On primary residence there are opportunities to obtain up to 80% on a first loan and combined with a 2nd line of credit opportunities to obtain up to 90-100% of your home equity if you so choose. 

Some may think those experiences/skills are on opposite sides of the spectrum, but the combination of the two have enabled me to become an entrepreneur and explore diversity of other roles.I am glad to have found this collective wealth of information and look forward to meeting and learning from many of you!

These duplexes are from 2003, built by the seller...larger, all brick and vinyl siding, modern electric etc.  

I am definitely excited to join the BP community -- even my meager two weeks of being on this site has given me more information than I can chew and I've learned so much more from BP than all the other websites I've read combined. 

To find vacant properties is a combination of running USPS data for vacant and then tracking down the forwarding addresses.

Those factors combined with the RMLS will make for a very frustrating time.

If you can get one or both of them for tax assessed value, you can combine the lots.

Plus, as @Dan Pohlman suggests above, a high CLTV (combined loan to value) could also preclude any additional loan and is potentially dangerous.In my view, your second best bet behind getting a cash partner would be to wait and get a conventional HELOC on your home, once you get your credit straightened out.