The key isn't to look for one of each, the key is to look for sources for each.

The key is to contact local banks and buy properties that cash flow.  

*Another KEY factor that a lot of people (including myself until I actually did a bunch of deals) overlook is rental supply/demand in a market.

The keys didn’t work to any units but one tenant let us walk through.

Or you can do cash for keys to get him out and find someone who can make payments on time and 3xs rent .

I would give him notice, and show up with your set of keys to let the work be complete.

But keep searching sir and you're bound to come across something... and being ready to grab it when you find it is a big key as well because everything in Charlotte that even appears to be a good investment gets snatched in a matter of hours these days.

Definitely speak with key non-recourse lenders like First Western Federal Savings or North American Savings bank about their programs before developing a strategy. 

And 36 Other Key Financial Measures, Updated Edition3.  

Should an audit occur, you need the firm to stand behind and defend you by then delivering the asset detail to support the conclusions.