Couldn't live for FREE, but once i moved out, it would cashflow pretty well considering the current rises in MFH prices. pros: privacy, better (more easily appraised) rent rates, cons: getting into construction jobs i can't quite calculate as accurately, not having enough cash to cover it lots of these houses won't go FHA203k, because of how many offers mine would be competing with, and i'd really have to sweet talk a hardmoney lender to get some capital secured, because i look pretty awful on paper. 

If i am understanding this correctly, it doesnt seem like the property you inherited is the problem.  33-44k on 9 doors is pretty sweet actually.  

Sweet huh?

Then I will sell the 14 or whatever I need so the remaining houses will have the super sweet financing.

@George Wines so as a general rule of thumb a non-sophisticated owner cannot hire a contractor and fix a property up and make more money then simply selling it as is.

My realtors get wine at Christmas and my attorneys get cigars.

Was owned by a sweet old lady.

Our sweet spot is C+ to B- properties in B neighborhoods that need just a little bit of love to get them back on track.I am reaching out to BP to find reliable "boots on the ground". 

Might be able to hit that in places like Fall River or New Bedford.It is of course possible to find better than average deals any place, but you aren't going to find a place that will give you anything close to 2% within 25 miles of Boston unless you hit a pretty sweet off market deal.

(not easy to find btw...) and a very sweet and personable lady!