The land I'm looking at is worth about $300k and I can figure out how to obtain that but I do believe the project would cost at least a few $M.

I have used 2.5X rent to income on these C class properties to obtain applicant interest and have not gotten burned by it yet (I suspect I will eventually because these tenants simply do not have much margin to deal with the unexpected).The people who rent the lower cost units are used to living on lower expenses. 

You can certainly invest in real estate without obtaining conventional financing.

I've probably had at least ten private lending companies reach out to me through LinkedIn and I never know if it's real or not...Up until recently I have only done conventional loans, but I'm on my fourth and it is getting increasingly more difficult to obtain a conventional loan.Any advice or lenders you recommend? 

Obviously this was also a breach of their mortgage deed as there is no evidence the owner obtained permission from Wells Fargo to transfer ownership to their trust.The Lis Pendens was served to both the owner and the living trust, however the actual foreclosure judgement only named the owners and not the living trust.So technically the living trust still has ownership on the title as the foreclosure judgement omitted naming it.My lawyer said Wells Fargo may need to do a strict foreclosure on the living trust to clear the title unless they can provide some sort of documentation the trust was included.Wells Fargo had the property listed on their REO website, had a realtor list it on MLS etc.

@Greg ScottGreat advice I took the new real estate agents advice to lie and it backfired , it was t my first choice but I’ll learn and own it thank you

The contract documents either completely failed to specify an amount owed for taxes as of the date of sale, or the amount indicated on certain schedules was incorrrect (clear title company error as the correct amount would have been accessible online, and it was their job to obtain the figure provided for the relevant year from the county database), and none of the parties were aware of that. 

@Garrett T ColburnSpend some time AWAY from BP for this subject.

Obtained license June 1st bought flip Aug 5.

Hey @Garrett T ColburnI know this is not what you want to hear but if your attorney in KY can't help, you definitely need to find yourself a real estate attorney in Indiana that is familiar with subject-to to walk you through the process.