I am asking from a landlord perspective for damages exceeding the amount of collected security deposit where there is a low likelihood of collection directly from the tenant through a judgement.

Take the bids you get from your trusted contractors to the sellers and ask for a price reduction.

I've bought all over jefferson county and shelby county, and All things seem pretty equal as long as you buy low enough.

It finally rusted through maybe three months ago and the replacement from Lowe's was only $400-something dollars. 

If you're looking for the cheapest monthly fees and low commission splits, there are plenty of options, but as with anything I suspect you get what you pay for or... what you don't pay for.

I want to Purchase a condo that has 40% owner occupancy. No lender will touch it. Even credit unions. Are there any options for me?

Phone cameras are closing the gap on low-end digital cameras, but there is no substitute for a high end DSLR or mirrorless.

You still need reserves and to have cash on hand but already you aren't paying 10% for management, aren't paying a lease up fee, you don't really have to put aside for vacancy (as long as your leases run Sept to Sept, which might take a year to get going depending on when you close), and eviction chances are really low.

Living in a property for a year to get low rates and low downpayment may be worth it.

Here are more $$ details:Buy and Hold:Yonkers 4 unit multi-family house (5 minutes to Metro North station)Monthly expenses: $5kCurrent rent roll: $6k (can be increased with more renovated units, and current landlord keeps rents low to keep tenants)Renovate and Flip:Brooklyn (Bed Stuy/Bushwick) Condo 2 Bed 1 Bath 850 SQFT- 5 minutes to J/M train station$500k Purchase priceMonthly expenses: $3.2kEstimate monthly rent: $2.2k, $2.5k renovatedThank you all for your time and input!