It really is tough finding deals these days.

We are a good fit for our own special skills.

I would look up the seller's acquisition of the property to see he got a QCD, Special Warranty, etc. out of curiosity.

And these houses are TOUGH to finance, loan amts are too small and many bank redline the areas that they're located in, meaning they lower the LTV, raise the rates, or just refuse to make the loan.

Another issue is zoning as a special use permit may be required, having special needs or more than 3 unrelated tenants is sometimes an issue.You may also be subject to inspections and ADA requirements, hard surface floors wider doors, etc. it's no walk in the park.After you get the permits and modify the place, you will get higher than market rents (due to mods) but you're also pretty well locked in to renting to that NP/agency, can't really take them to the cleaners as they can move on leaving you with a harder to rent dwelling too.Insurance will be more and you better keep the place up in tip top shape.

There is power in specialization!

Summer 2013 was a tough time to find a great deal, looks like you found a home run!!! 

Therefore I need a special landlord insurance which includes the liability.

I've been specializing in lease options for over 20 years and wholesaling them offers little risk, needs no cash or credit to do.

Obviously, I understand that that is extremely tough to do by myself in that time period, but I also know that I can't do it by myself.