To the point that @Brie Schmidt made, the pool of investors interested in 3-4 unit buildings shrinks when you fall outside conforming and FHA limits. 

there can be major repercussions messing with folks title. and if your going to sue for performance which is what you basically are wanting to do once you have a valid contract. then you must also on the day of closing put 100% of the cash into escrow and leave it there as you go through the court system.. this is where the wholesalers fall down usually.. they don't have 100% of the purchase price liquid and can't leave it in escrow for a year or two.. so when the close date comes and goes and no cash is in escrow the purchase contract is no void and the cloud on title sunsets..

But the moment you use cash or a LOC then you will fall into the Delayed Financing rule.  

Some of the really old homes have them and they really do work at providing some airflow and extending minimizing the need for heat and air in the spring and fall.  

I may be falling in love with the beauty.

So also nervous the deal will fall through and I'll be out the inspection and appraisal ~$900.

It's not just the crappy areas that fall victim to theft.Take the time paint the tools with names and engrave stuff on them in more than 1 place.. so if they are pawned you'll have better chance of recovery,, take photos of what you havebut basically tools for some reason have legs.. they walk off.. never to be found again.The security system stuff is fine but finding the creeps and monitoring the system isn't easy..It's when they rip off the copper, and break stuff that things get personal.

Either way, both of these items need to be accounted for in your property analysis.  10% is a good starting point for both, although negotiable (PM) and variable (CAPEX, but over time it will likely fall right around this number).  

Particularly in the New Bedford, Fall River, Dartmouth, Fairhaven area.

I've had 3 offers fall through already so we'll see what happens.