If you're willing to bring collateral/skin in the game to the closing table in the form of cash or other property, you'll convince lenders you're a less risky borrower.

Then you can hopefully use your acquisitions tools to find a solution that works for both of you.If AITD investing is too advanced or risky, maybe try leasing or lease options.

I see so many newbies come on here to BP and say that they want to invest in multies because they are "safer" or "lower risk". I

Forget the downside, and you may pay too much and put yourself in a potentially risky situation.

I doesn't sound risky (although I'm always nervous when a landlord gives a tenant a break on rent/depoait to do work), but I think you can do better.

A little more expensive but less risky.

Even mailing a money order or cert check is risky.

I wrote a blog post on this a while back: http://www.biggerpockets.com/blogs/4837/blog_posts/35033-the-dangers-of-investing-out-of-state, out-of-state investing can work, but it's very risky.

I'm not sure what the penalty is but for something this arbitrary but I'm willing to take the small risk. I

If you mean you're going to sell it to a landlord, then builders risk is still the right choice.