Most product is 2 to 4 units residential duplexes to quad's or much larger properties.In AZ some people are putting up non-refundable earnest money of six to seven figures depending on the deals.You will have to put in the time and make tons of calls.

Any info, experience, stories and or advice is greatly appreciated.

I’ve heard so many stories of folks getting in for little to no money out of pocket, and that’s our goal. 

A little back story, this is my first purchase, I was going to BRRRR this property to start out but I currently don’t qualify for a refi loan.

One of their workers fell down two stories and was seriously injured.

I've gotten appraisals raised a few times, but it's usually $5000-10,000.I've also dropped properties from portfolios to be refinanced (say we brought seven to a bank, two came back bad, so we dropped those two and refinanced the other 5).

The historical examples/stories are fascinating.  

I could sell the lot next to my house and in that process (before selling) record a covenant saying that only a 1 story mauve house may ever be built.

I think if it was a year earlier it would have been a very different story.

I’ve seen a few horror stories on here about investors that finally closed on a property only to find out that the HOA in the area doesn’t allow renters.