.• I have an MBA• I have $130,000 to play with.• I've read 4 books on real estate investing and property management in the last 2 weeks.None of this is to say I have any clue as to what I'm doing in real estate investing. 

I avoid buying any deals with any major negatives to it such as busy streets, near railroad tracks, in airport flight paths, having a large number of stairs to climb from street to front door, commercial unit next to or behind it (unless the play is to convert the usage of course), or any major factor that will hinder your buyers pool With a smaller buyers pool comes less competition for your unit and therefore, typically will make it more difficult to sell (longer hold times) and for less than the model match on a non busy street or without major detrimental factors.This opinion of mine comes from 15 years of experience and making some of these mistakes.

If a Football player thinks about "Feeling" he's not going to do very well--because it HURTS to play football (and it hurts to train for it).A Football player focuses on a goal. 10 yards at a time, sometimes 1 yard at a time without FEELING, just doing to get to the goal.If you can do that--it will be easier.There is no law that says you have to "Feel" anything.Brock: https://www.youtube.com/watch?

And yes, the interest % can do all the way to 0%, at which point the play is to hope you end up with the treasurer's deed in ~3 years.

We have some hard money lenders lined up for BRRRR or Fix and flip, STR’s around here aren’t a good play. 

I get 10 year locks with 25 yr amt and 15-20% down on all of my deals even if it is a vacant/value add play.

So we intend on playing by the rules, is there any chance of potentially getting this re-zoned or get an exclusion? 

I pointed out the ethical flaws at play, and “gave her the opportunity to rectify.”  

Marta........Piedmont/Montclair are definitely areas where it is an appreciation play.

Don't play games with the seller or the other agent.