I found some discounted REOs and the location through a friend, made a trip out there, and the numbers made sense.

In addition, I’d recommend going to real estate investment meetings in your area, making friends, and exchanging work for knowledge (or some similar arrangement) so that you can supercharge your skills without taking too much risk (see the BiggerPockets Events page, or google the topic).

Hi and Welcome to this big and friendly community.  

Should I go to the realtor (which I am friends with) and try to negotiate a better price with the bank or offer my cousin the money to sign over the deed to me and bring the balloon payment ($25k) up to date, then renovate and sell.

 $200k total.Rent property for $1500  (net zero cash flow).High interest rates are your FRIEND now, instead of your enemy.  

Go to go the tax sales and make friends.

I was at a note convention in June, and my friends in the industry (who also lost money with Scott) said they knew somebody who just invested with him the prior month.Of course, I can't be sure, but I think the Scott Carson machine is still successfully collecting money. 

I LOVE making new friends and collaborations!

Anyway, we became great friends as its hard to find people that do class C mulitfamily and can relate. 

Currently looking for good title companies/closing attorneys that are investor friendly in the So Flo area.Let me know if anyone can make any recommendations.Thanks!