Before repainting everything and replacing carpeting I'd recommend picking up a good ozone generator machine at Home Depot or Lowes and running it in the apartment.

Population Growth, Low Taxes?

First step is to talk to lender to see what you can afford (called a pre-approval) and look at all of the different low-down payment options. 

Here is the story:I have 90K cashI'm looking to buy an investment property for cash flowMy credit score is great (above 800)I don't have any debtIt's the first house I'm buying Trying to get a mortgageThe problem: my income is low, 25K a year.In this conditions the banks wouldn't give me a mortgage since they say that my income minus my current rent and other expenses doesn't leave me any cash for a mortgage payment even that I would be renting out the property I'm buying and that would cover the mortgage.Any ideas how to get a mortgage with those numbers assuming I'm not going for primary house?

There seems to be a conflict between the supposed great condition of the building and the low rents and vacancies.

Maybe I’m misunderstanding this - .. they knew this fella was a low life grifter and yet due to an old eviction they did yet still took him in under the lease .

Low fees and solid ACH accessibility. 

But you should look into the 203k FHA loans, they have very low down payments, (as low as 3.5 percent). explore this option, for a multi family unit. defiantly better than renting

Buy low sell high!!!

If you can get a HELOC to pay down your CC thats even better, I wouldn't pay off anything with a low interest because you can use that money to buy more real estateGood luck