@Ernes SahicYour offer would hold a LOT more weight if you were pre-approved with a lender first.   

(for the Dallas, TX areas)  Multiple layers simple means more $ to the crew for tearing it off and more $ toward dump fee's (a lot more weight). 

If you are in affordable housing (many B- or C locations) then you can do renovations to your building and get a long term 25% reduction to your assessed value (which is huge).

I was able to get an exception to proceed from the underwriter based on the following compensating factors:-The size of the home was common in the market and therefore didn't affect marketability (we had 5 or so comps that we're nearly identical)-The borrower owned many properties in the area and had strong FICO/Assets-The borrower was willing to take less than the max LTV (5% reduction due to size risk)If you have plenty of comps to support this small property type and other compensating factors then there should be a home for it somewhere. 

@Mike Bianchi I would diversify it this way since you are young. 1) $300,000 into a variety of private real estate syndications more weighted towards multifamily but also including self-storage, industrial, and maybe mobile home parks.2) $100,000 into a debt/note fund(s) where you would get a more fixed return.

If it appraises at 110K, you can borrow 82.5K and you cash on cash return is around 13%.If you stay with the government and ride out the negative cash flow, you can pull out the cash after 5 years even without any increase in value and get about 120 month in cash flow and 220 in profit(cash flow plus principal reduction).

This deal has provided 12-17% cash-on-cash return and, with the principal reduction from the loan paydown, it's consistently been over 20% total return.

This is the strength of the concrete and how much surface weight it can take.

Having an investor with a huge chunk of the deal or large sum of money invested, will often times have that investor inserting himself in the deal, insisting on having his opinions heard, and pushing his weight around, which will have you feeling like you work for him.There's no right or wrong, but pros and cons you'll have to weigh on your own.Good luck!    

Still deals to be had. 75% reductions, in home values, which I think is realistic if you break the banking system, not to mention all the systemic industries hit from tech to insurance to manufacturing. 08 wasn’t even that scary or bad.