You'll likely get more support if you post what State you are in.

I love working with the clients I support, but I cannot handle the culture that comes along with group home companies.

If the deal can support it, you can have the owner carry a note in second position so you only have to come up with 5-10% down but it is unlikely a bank will allow for a lower down payment, unless it is a screeching good deal and they felt covered if you are buying at a significant discount.

I started off with two out-of-state SFH university rentals to get my toe in the water.

An inexpensive parking pad option (asphalt and concrete are the standard methods) is to form a 20' x 20' square on each lot with landscaping timbers, metal edging or even railroad ties, and then filling that box in with crushed granite or some other type of rock.Replacing roads is one of the highest capital items in any park project, so make sure that your deal will support this cost.

It is the most universal financial file format on the planet. 

Homes that old are subject to all sorts of issues ranging from knob & tube / fuses to shrunken cedar posts supports to ancient plumbing, so the inspection is not only key, it will also be a way to negotiate pricing down post-inspection. 

Purchase price: $135,000 Cash invested: $60,000 Freshly remodeled single family ranch with separate basement unit in booming Ooltewah, Chattanooga TN, just minutes from the Collegedale, the Volkswagen plant and Southern Adventist University.

Keep in mind that I run these properties without support from a husband who never wanted to be a landlord yet enjoys the profits.

We are situated right across the street from a major university.