I meant stable meaning occupancy is stable at high 88%+ on a seriously ****** building, and I would rehab it and try to raise rents; if I thought there was a market for higher rents.

CORRECTION: I meant if some puts 10% down.

If you meant to say lending to IRAs, then Matt's advice holds.At this point, I'm educating myself and doing what @Matt M. suggested - getting financing all ready to roll by checking out SD IRAs (as well as considering pulling the money out early, paying the penalties, but having complete control over it -- a podcast I listened to said that was still better than putting RE into an SD IRA).My favorite podcasts on apartment investing are: @Michael Blank's (here), Jake and Gino's (here), Rod Khleif's (here) and the Old Capital Podcast (here).

You meant to say your clients turn down offers?

What I meant by strategy is just having the GC and appraiser there together so I can walk away that day with tight, cross referenced numbers on the project.  

In this case, our 16k investment actually caused the appraised value to increase due to the area's comps and meant that 75% of the homes value left us with a check for 30k at closing -- essentially paying us back for our investment and giving us more money to invest in the next property while still maintaining positive cash flow on the rental income.

My dad used to take us to church and after meant driving to flea markets so he could find tools he needed:) Have a great day!

When I said high end, I didn't mean quality of home I meant relatively higher price than many investors are seem to be seeking traditionally for big and hold (<$150k).

I meant no disrespect.

Anywho, even though you arrived to BP "mistakenly"... you were meant to be here.