In Arlington, where I live, residential properties are immediately snapped up, but I see older commercial properties sit vacant for extended periods.

Turns out the gentleman on the other line was a wholesaler and seemed to be very knowledgeable.  

I'm older and wiser and this time I know how to seek help.  

It's for on boarding new tax pros during tax season, but anyone can take the class and it covers a lot of the basics.  

The previous owners are an older couple and he has been sick (chemotherapy) as of late so the wife is handling everything.

Not at all - in the Northeast at least, many properties are older than that and are beautiful buildings.  

But be aware that to get a conventional loan after using hard money you may have to "season" the hard money loan for 6 months to a year to get that money back.  

My schedule has been nutts lately. to answer james question- yes we have used HUD before (HUD 223F), but the average property that we do will have a hard time on the PCNA report for the HUD loan, as these are much older assets and we are usually focused on stabilizing & filling them.

Resurrecting an older post here, but I am wondering the same thing.

Our kids were older when we started so the properties aren't throwing off the kind of cash flow we'd hope for to significantly help with college funding.Anyway, my husband is a stay at home dad and uses his flexible schedule to self manage our properties.