I have a auto body shop that is located in a D class residential area, it was own by my grandfather, he is getting up in age and he is passing it to me. he hasn't done body work in years, he just have been renting the place out to some guys he know for like $220 a month. the utility are still in his name also. my whole idea is to come in, change things around, do the proper things, have a actually lease agreement written out for the tenants, with the new rate increase and rules, there wont be anymore of the late rent payments, there will be a late penalty, the utility will be in the tenants names,I plan to put a security system on the property, I'm new to all of this , its my first property I'm open to advice, suggestions, ideas on what I should do.

Ground Up Construction loans (for 1-4 unit investment properties).The principals of 11 Capital Finance have been in the commercial lending business for over 20 years and know how to properly advise a borrower on any type of commercial real estate transaction.

The easy way to scale it is one or two months as a security deposit.

Right now you are just hoping your seller doesn't get a judgement attached to 'your' houses.Conventional loans are pretty easy (small amounts aside) to get up to 4. 

The good news is it's usually it's pretty easy to get rid of tenants with a weekly lease. 

Not so easy peasy refacing. 

It’s an easy thing to do on the mls and then just start analyzing as many deals as possible so you recognize a good deal right away.  

Fees should be clearly stated, easy to understand, and justifiable.

This is an easy way to help mitigate risk.

If you're in an hot market (i.e. easy to rent), you can get away with holding less liquidity or vice-versa.