We are versed in doing the majority of the work ourselves except for HVAC and carpet; everything else we can do ourselves!

There was an auction for a condo unit where $125K units sold at auction for $40K which is what I got it for but one time they held an auction for a foreclosed unit where there is no reserve price indicated, was poorly advertised, and no one showed up except the owner and his twin brother.

You need to spend some time doing due diligence on the following: what will the repairs be (allowing for a 10-20% buffer in the case of unforeseen circumstances)?

Insufficient income (I assume her disability does not equate to 3X the rent) = not qualified for my units.let some other LL make that mistake.The one exception is if you want to be altruistic and help out a disabled single mom with a t 13 year old boy. 

There are exceptions with small local banks.

The only exception is for "pocket listings", (i.e., office exclusive listings) which are not allowed to be marketed to the public. 

BUT again, this goes back to you told us basically nothing except a few tid bits.

You can't generally solicit securities offerings without an exception from the SEC.

Exceptional - truly!

Except if you keep the property more than 7 years then you really save nothing.