My plan was to get the house inspected and use that as a negotiating tool to satisfy a lower price because the family received the house through and death and just want to cash out quickly.

However, I have to overcome challenges of investing with no money - the housing crash was hard on the family! 

A year ago, the average 30-year rate was 4.12 percent; the 15-year average was 3.22 percent: http://abcnews.go.com/Business/wireStory/average-us-rate-30-year-mortgage-rises-408-32182467 Affordable Housing, Racial IsolationJustice Anthony Kennedy delivered this timely message in the majority opinion, ruling that the law allows plaintiffs to challenge housing policies that have a discriminatory effect — without having to prove that discrimination was intentional: http://www.nytimes.com/2015/06/29/opinion/affordable-housing-racial-isolation.html?

I have a class C 23 unit building that I just purchased for 1 mil- cash flow is about 4k/mo so, no, I wouldn't be satisfied with those numbers.

Buying at that price point is a challenge in the current market.

The better the deal usually the more challenging neighborhood.

Challenges?

I would like to get into a duplex or other multi family but it's definitely a challenge right now.

Challenges?

Many discover that finding and securing these large deals is a challenge while participating in syndications allows them to enjoy the benefits of real estate without the headaches of actually being a landlord.