Based on my current reality any deals I do in my area are going to have to be creatively financed. 

@James Wise bed bugs are an unfortunate reality in the apartment investing community.

@Eliza GreenwoodHi Eliza,I have not found a personal CPA that I can recommend, I started working with a reality company and I use their accountant.

It seems like your mind is going a mile a minute, don't create false realities, or "what ifs".

When I am on the buy side...there has been numerous times my client gets the property even though we are not the highest offer because A) Im bringing buyers to the table who are not scared off by the inspection both because I prep them for the realities of it or they are investors who are not doing the inspection, and B) because I work with great lenders who close, close without issue, and close on time or early. 

Zillow estimates are sometimes far from reality.

The reality is that if you have bought & sold a property and are currently renting you have access to the same programs that a brand-new buyer has.

In reality its a different picture but I know this won't matter to a lender. 

In reality it comes to around a 9 cap at current rates.

If I had to do it again, I know I could have saved an immense amount, but the reality is, I would not trade that experience for anything.