There is settling on the entire right side of the duplex (he recommended a structural engineer be ordered).Everything else is cosmetic in nature (resurfacing/replacing of tubs, cabinets, trim, etc). 

Each property without any loans on it will CF at $10k/yr...with loans $5k/yrOption #1 - Buy all cashCost of each property to REI = $100k# of properties bought = 1Total PV = $100kAccumulated CF = $10k/yearOption #2 - Buy 20% DP and leverage the restCost of each property to REI = $200k# of properties bought = 5Total PV = $500kAccumulated CF = $25k/yearBuy new property for each Option using same method of payment (100% cash or 20%) when CF equals DP needed for each Option.Option #1 - Buy all cashYr      Cash Avail  Spent      New P    #P    New CF    TCF    Cash Left1         $100k         $100k         1          1      $10k       $10k         010       $100k         $10k           1          2      $10k       $20k         0Option #2 - Buy all cashYr     Cash Avail  Spent     New P     #P    New CF     TCF     Cash Left1         $100k        $100k       5           5        $25k      $25k         $25k2         $25k          $20k        1           6        $5k        $30k         $5k3         $35k          $20k        1           7        $5k        $35k         $15k4         $50k          $40k        2           9        $10k      $45k         $10k5         $55k          $40k        2          11       $10k      $55k          $15k6         $70k          $60k        3          14       $15k      $70k          $10k7         $80k          $80k        4          18       $20k      $90k          $10k8         $100k        $100k      5          23       $25k      $115k         09         $115k        $100k       5         28       $25k      $140k         $15k10       $155k        $140k       7          35      $35k      $175k         $15k

I was also interested in the BRRRR method , but was told it’s hard to use that method and use the VA  Loan as leverage.

@Adam Kuszczak most major metro cities will follow the same pattern...the "inner city" will be largely original housing stock...late 1800s to mid 1900's...developments typical radiate from the city center with age...so, 1950's through 1980's built properties are usually 3-5 miles from city center with the newest concentration of properties outside of interstate bypasses (usually forming a circle or partial circle around metro areas)...there is infill building and exceptions to these rules, but property age will be your #1 determining factor of where the properties you are targeting will be located.Building materials and methods of construction (along with codes) were very different from one decade to the next, but homes are surprisingly sturdy and most anything can be fixed.

Here's an example, pardon the formatting as just copied and pasted ours.Home Address*Occupant Names*EmailCell Phone*Home PhoneWork PhonePreferred Contact Method*Preferred Contact MethodPortalEmailCellHomeWorkHow much is your rent?

If it doesn’t, learn the channel you are more naturally inclined toward because it will be you working it.

@Greg Weik how do you manage 500 doors and yet don't know enough about human nature to answer this question?

No matter which depreciation method you choose, you will need to allocate part of the sale price to the tub, using its fair market value at the time of sale, as correctly suggested by @Christopher Smith.

My plan is to invest in Cleveland turnkey multifamilies in the $80k price range with a 20-30% down payment.My questions are in regards to financing.I’m understanding that commercial loans (due to the low value of the property), hard money (due to the long-term nature of the financing needed), asset-based loans (due to unavailability), and portfolio lenders (due to low assets) are out of the question.How long would I have to work before I could qualify for a mortgage on one of these properties?

We are interested in Buying a Multi Family to rent and generate cashflow but we are also Interested in the BRRRR method.