I did the same process you are speaking about and its the fastest way to 1 get your foot in the door into investing, 2 learn the process of a rehab, 3 learn how to manage a tenant and setting expectations, 4 minimize your living expenses. 

There was no vote, there was 7, relatively liberal city council members that enacted this ordinance with very minimal knowledge other than what their committee brought to them.

Small dogs we do a very minimal 125 fee 125 deposit.

-Would it be impossible to find a lender that would lend to someone with low income and minimal credit history even if I could prove a sufficient net worth/ amount of liquid assets?

I would use a SBA 5 loan to purchase with 20% down.Currently the only advertising for the facility is a sign that hangs on the back of it, no internet or social media presence and it operates at 85-90% occupancy according to the seller with minimal advertising besides the hanging banner, and the numbers for rents seem pretty solid with room to increase and add some value.

Think of how you can help them minimize the time consumption.Best of luck!

A minimal application fee to cover a background check (max $200) or the cost of an appraisal up front is okay (usually paid to a third party), but paying thousands of dollars up front is a red flag. 

But based on my price range I've been researching and filtering properties based on what I can do solo, minimum cap rates, what's turnkey, and non (or minimal) value add properties I found a lot more in the 8-12 unit range based on where I was looking.

Do you want to minimize the potential for headaches?

I may be able to learn some things from searching the web, but I think to your point, there is a reason why so much time (for a CPA) is dedicated to this area and why it would make sense for us to go this route.I will continue to self-educate, just because do not want to be completely in the dark, albeit we'll seek out professional assistance.Thanks again everyone for all your assistance!