Maybe even supplement with a cheap cash for keys.

It's impossible to start without an off-market deal that you get for cheap, which requires hours of cold calls or marketing schemes til you find the poor guy who's willing to sell you his house undervalued. 

Make contact with a private money broker who works with at least 5 lenders, not a captive one.10 Get a CRM.. you can get hubspot and a few others free or cheap to start.

This is very cheap to do and atleast in the Chicago north side market will increase rents $100-200 per unit which adds up 2) HVAC not sure if any of the buildings are on boiler systems but by switching to individual tenant paid furnaces will greatly increase NOI 3) Shop property management.

Buy right, don’t be cheap on your rehabs and you will get better tenants and higher rents.  

Hello,I own a SMF (2 units) free and clear (would appraise for 60-70k) and I'm looking for a way to pull money towards my next deal. I've reached out to a few small banks and i got the same answer "we don't lend below...

I would never recommend that a new, out of state investor buy cheap properties in very low income areas.

Sure...if i could buy cheap enough I would still buy more there, because it's still going up.I have a couple in east point next to tyler perry studios and i would still buy more there because of his dwvelopment and ft.

It is not cheap, but if you want to pursue, it can be done.

Property taxes aren’t cheap but the rents I’m coming across are pretty strong.