I'm willing to live in a fixer upper, put sweat equity into it for two years, then move on to the next to start.My problem is that most of these homes I come across are 20 min out of town, have been on the market for a while, and are $115k.

And then, once past that hurdle and because this would be a whole new level, what kind of bank do you go to to get $1M+ in financing?

I have a triplex in South TX where rents have been flat over the past 6 years or so.

I did look into their contract in the past and it does not release them of liability in a situation like this.  

I found following Rich Dad Poor Dad a powerful way to leverage the good fortune of high earnings to pay for past expenses and protect future earnings from taxes.

Might want to go straight to the source and just call and inquire about the past years worth of bills on that specific property.

I’ve put down 0% in the past if the numbers work

We have worked from 8A.M to roughly midnight for the past two months straight.

We have worked from 8A.M to roughly midnight for the past two months straight.

Make sure you introduce yourself to a few people every week to grow your network.I'm with @Ryan Swan on the cashflow challenge with small size real estate and would recommend scaling even higher right from the get-go since the numbers don't work very well in our experience before you hit the min. 65 unit mark (been there, done that).Send me a PM should you be interested in learning by doing mid-size multifamily apartment investing.