The health of the sponsor's organization is as important as the deal itself, which is why I am not afraid of it. 

I was able to talk her off the ledge after my Atty almost scared her away with a contract.

My wife and I plan on living in the guest house and renting the main house out. insurance is telling me I need to insure the houses separately if I plan on renting one out but I'm scared my lender (navy federal) won't give me the 0 down loan because I plan on renting the main property out.

When things get scary banks get scared. 

If they are good with it, then put in a contingency for a home inspection to see what's scaring them.My 2 centsStephanie

My overall health has improved significantly.

The guy who owned the property is apparently very old and not doing super well health wise and he didn’t run the place on a super tight ship.

Places not to invest are obvious, just look at the news, state financial health, tax rates and leadership.

Hi everyone,After several false starts in my real estate investing journey, I feel like I’m finally educated enough to give it another try.Due to my current situation (dealing with health issues and primary source of income being disability), I don’t have the energy to do a lot of the legwork necessary to succeed in buying/evaluating/managing properties nor the income for (more) conventional loans.I do, however, have access to capital thanks to managing my money well before my health changed.

Most of the operators with 100's of doors operate nationally (and Section 8 doesn't scare them) and have legal teams that dwarf whatever this out-of-date putz can field on his own.