Then you can do deals on your own and attract private money.Here is my story in 3-parts (long but worth reading):Part 1https://www.biggerpockets.com/forums/55/topics/690349-from-bankruptcy-to-1-000-units-part-1-thru-the-dark-tunnelPart 2https://www.biggerpockets.com/forums/55/topics/692382-from-bankruptcy-to-1-000-units-part-2-rising-from-the-ruinsPart 3https://www.biggerpockets.com/forums/48/topics/695243-from-bankruptcy-to-1-000-units-part-3-how-to-build-an-empire

Things have to align, seller can't have already given up and you need to fine a way to make it look like a little light in the seller's dark days.Then you have to present yourself to the lender and ask the possibility of you to beable to assume the current loan if you bring the past due payments forward.

Houston housing market as many know was HOT HOT at this time, but I still feel I got a smoking deal on it. 35 offers on this particular house.How did you finance this deal?

The one drawback is that this building allows smoking, which could be a turn off for prospective tenants.

I'll also say that on the few rehabs that I've done on houses built prior to 1978, the houses were full of old dark ugly paneling and really ugly wall-paper (applied directly to the sheet-rock, not to painted surfaces), so I haven't really had to deal with it.

Target photographers and sell them as 'double dark rooms' ;-)

This also makes it easier to unwind the deal if it appears you're headed to court, but it needs to be filed before you walk into court, if you do.You can solve issues this way, get a great deal and at least 2 of the 3 will be happy, actually, when the smoke settles everyone can be happy.Everyone knows I'm not an attorney and that I don't give legal advice, so see your attorney before you start.

Most sales people I know won't tell you anything except "I didn't notice the trail of blue smoke" "something must have just happened to it" BS I put in a vote for ya Don

Just a shot in the dark, send a letter in the hopes the forwarding address is still working.

Jimmy,Personally, I'd find someone that's succesfully investing in the arena I want to invest in, find a smoking deal and offer to partner up with them.