@Krysten SimmonsYou are not a lost cause, at all.You can absolutely buy houses with zero or bad credit and with minimal money down (closing costs). 

This should minimize someone expecting other that what you have.

. $7,500 and payments around $800 monthly.Finally, I have minimal data on home sales.

@Sam Bromano, I would recommend that you get as long as a term as you can get in regards to your debt, just in case you can't refi (minimizing your risk).

I am having a difficult time getting comps even with currently available listings. however, some with the bigger named stores/chains are in the 4-6 cap rate and they look like they have minimal deferred maintenance.

Sub2 can provide value by saving the costs and hassle of having to get a new loan, but must applied only in optimal situations and be done correctly to minimize risk. 

The biennial fee back home would be minimal.

I'm a fan of dark cabinets or below (to bring your eye down) and just white open shelves above so it doesn't feel so cramped.

This property was 'the nicest one in a neighborhood I wouldn't feel safe walking alone in after dark' in, he said. 

With this partnership structure, he has an incentive to finish the job quickly and minimize rehab costs (minimizes his exposure), there is extra upside potential for him in the deal beyond just the contracted work, and you don’t have to front any money for the rehab, just the $100k to buy the deal and the note payments until you cash out refi.