I am looking for a 2-4 unit in the Hershey/Hummelstown, PA area to house hack or have as a pure investment property.

For all we know, the "seller" has been a pure squatter, who knows how to play the system!

I finally get the call on the right number for installation on the 13th, and the first delivery date they have available is the 28th. 18 days from purchase to installation, and that's if nothing goes wrong.You can't do business with these people, pure and simple.

@Emily Allen As a purely MF investor, I found @Bruce Ailion's advice thought-provoking.  

Brandon Turner: Of the pure REI books it was, so far, one of the top 2 for me.

Andy - thanks for the JV perspective - if i understand correctly, in this case if the rehab pure cost is $550K, you would add $55k for rehab profit, and then take 30% of the residual equity achieved on the deal?

I'd prefer to distance myself from the sales side of it and purely invest.

It depends on many variables and some are more like random luck than pure logic.I do not focus on short sales.

Make sure that it is purely a financial desicion.

Yes I can put 20% down however I'd prefer not to if I don't have to.Since it would be owner-occupied I'd expect better terms than a pure investment property.On the newest podcast they discussed a 10% down owner-occupied portfolio loan.That's an example of the type of product I'm trying to get information on.