Most of the houses I have looked at are new construction since a good amount of the sellers are offering a buy down towards rate or closing costs which is very appealing for the first property. 

I have all the drive, passion, hunger, and work ethic in the world to offer.

Here's a casein FL - Seller in foreclosure has 120k principal @4%, Shes 10k in arrears, house is worth about 250k, good condition.She wants to stay at the house, but doesn't mind selling it if needed.She will likely not qualify for a loan mod at the moment, good amount of equity.She works in the medical field, just took sick and fell behind.I was thinking of offering to pay her 10K in arrears and creating a 2nd mortgage @ 10% interest.if she defaults, i can foreclose,  as there is a bunch of equity there.any thoughts of a better scenario that i can make more of this situtation?

Has the potential to add a 3rd efficiency unit with a 90% finished 3rd floor.etc. etc.Here's the problem...The sellers of the property offered it to me for $200k if I could get financing.

I can't count the number of landlords that thought cheap rent would result in happy, well-behaved tenants only to find themselves losing tens of thousands in the end.If the market rate is $1,800, then I would offer each tenant a one-year lease at $1,700.

You will want to see what your competition is offering for amenities.

She's expecting to receive a job offer, currently unemployed but has  a good payment history.

2) Be patient, make LOTS of offers at prices that make your ROI work.3) Look into OOS investing, but this will be in Class B or C rentals OR STRs.

If she does not cooperate, offer cash for keys to incentivize her to get out.

I have experienced cash flow anywhere from 10-18% with so much more to offer.