Lastly I have considered doing a blanket loan and to pull equity out of one to use as down payment and have both just be investment properties.

After that, properties 5 through 10 you can only do a rate/term refi (meaning you can only pull out up to $2,000 in equity after paying off existing 1st lien).

I just have to get the guts to pull the trigger.

However, if I was the tenant I would be soiling myself and pulling all the punches to not get evicted because I would have no where else to go.

If you're ballsy enough to pull it off you have to be really compassionate and bleeding genuineness lol.

It doesn't really matter what you start with, you just need to pull the pin, right or wrong, do something.

From the windows, I saw there was a big mess inside the house: very dirty carpet; old and dirty furniture randomly stacked on each other; all kitchen cabinet drawers were pulled out; no clothes, dishes or food, no any sign that someone lives there.

I want to get this thing going but this fear of not knowing my rehab costs is making it very difficult to run numbers and pull the trigger.

And still do your home work before pulling the trigger.

Especially if you are able to rent the property out and pull equity and still cash flow.