He recently came upon a 'great deal' (I have not seen the properties nor run the numbers yet) on a single family home for about $45k.

Your best bet will be a local bank or credit union.  

If your total monetary losses can be counted using "hundreds" I'm betting it won't be worth the fight to recover.

I'm thinking it's a good investment due to average rent being around $1200-1500 in this area for 2br apartments this unit has 4 its list is $550k while I can't find a single family under $320k I plan on occupying one unit so after removing one unit from the market I'm still at $3900 and with not rent if my own which will easily cover a mortgage on the property and still make some extra income and give me the ability to build up capital for future property's

I currently have a single business partner and we're looking to invest in a multi-family and house hack our investment to raise capital and credit for other deals.

Next there needs to be some research on possible capital gains, and to see if your grandmother can use the primary home exemption to avoid paying taxes on the profit  up to $250K if single, and $500K for married. 

Go work as an assistant at a large single family property management company, get your RE License and do things the right wayAs a property manager, if youwant to lease, rent, list, procure prospects, negotiate, or assist in any of these tasks, you will needto have a real estate broker's license. ...

My ultimate goal is to own enough small multi-unit properties to 1031 exchange for a single 100+ unit apartment building complex. 

Hey everyone, I'm 21 years old and recently bought a single family house I'm renting to an elderly couple.

I'm looking to purchase a single family home and rent 3 bedrooms out to some of my buddies for $500 each.