Some things i’ve considered:1) Talking to my co-workers lender to see if they would let me assume the mortgage at minimum fees2) Seller financing if that is possible3) Private money loan for repairs then refinance later 4a) Hard Money loan for repairs then refinance later4b) Hard money loan for purchase+repairs (*only if i could not get a conventional loan on the property ref. the roof repairs) then refinance after establishing new tenant+refinance wait time5) .....Something my mind can’t conceptualize.....

I just heard that starting in 2019, the City of Cudahy is going to require all property owners with a property that has 4 units or more to pay for private trash and recycling pick up.

If the properties are in Los Angeles, Exit all of them immediately and let someone overpay in the current LA market, Then purchase an apartment complex at the Institutional grade that will deliver you a couple of million a year in cash flow.When I worked in Private Equity and a new client showed up with over 20 million worth of debt free real estate spread out over 15 or more properties, It always surprised me that consolidation into one asset never came to mind.   

(My credit rating is 802)3) Is a private lender a good option if the banks refuse me?

I've been finding vacant homes either through probate notices or driving through neighborhoods.

So, like you said, partnering would be one option or getting private lender to cover a downpayment would be another.

Not a deal killer, but I do notice it.

I send the notice with either a check for the difference or a bill for what they owe in excess of their deposit.  

What I've found is most tenants need to move in on the 1st, as they are moving from an apartment or other rental which they put their notice to be out at the end of the month.

We had some private money help from family, but I'm not sure if that's an option for you.