If it was that hard then no one would open a coffee shop...and we know that simply isn't the case.Do your due diligence.

And be ready for sales pitches, sometimes very hard pitches - a lot of groups are structured to market some program, software, etc.

This seemed hard to prove unless I devoted a lot of resource and time. 

Final note - stay patient - it's hard to do when you're starting out but it is worth it in the end.Hope that helps a bit and I'm sure you'll get some additional feedback here from the BP group!

Made residential (1-4 fam) very hard.

Would hard/private money be worth it to solve the issue?

I have talked with the owner and she is eager to answer questions but the answers are off her head and have not asked for any documentation or proof of anything yet.the properties are being rented out for 750.00(2br 1bath), 850.00(3br 1 bath), 750.00 (2br 1bath) and 850.00 (2br, 1 bath)the homes are in moderate condition but have def been lived in hard...

Review title commitment and survey to make sure to deed restriction and/or HOA in place that would stop you from doing 4 plex2) Meet up with City/County planning office to make sure 4 plex can be build and lot has enough parking spot . 3) Talk to an architect to get an initial foot print, layout and foundation type (i.e. pier beam or post tension slab) 4) Bid out to get estimate for both soft cost (survey + construction drawings + Permit) and hard cost (cost of building)  Without #3 you really cant get hard estimate Problem is that you may not enough time to hash out #2-4.. prior to closing the land .. 

I am working on usimg the brrrr strategy and i was wonderig if you or anyone in this forum can suggest a list of realible hard money lenders and investor friendly banks since im having trouble finding a bank that do not requier seasoning. 

We may be a week away from a crash, we may be a decade away from it, its always hard to say.