thanks.I thought buying at tax sale was kind of a gamble / football game.

But, guess what; YOU DON'T HAVE THE MONEY TO DO THOSE IMPROVEMENTS.Spend the next year doing the following:Build your savingsLearn about REIGet rid of all your debtFigure out where you're going to live, if you can't commit to FIVE YEARS in one spot you have no business buying a house.I know this sounds unduly harsh to a young family trying to establish themselves.

Their loan standards are decided by themselves.That may be why you are getting mixed messages.I have found that it will be more beneficial to you to establish relations with several local banks.

@Semaj Worrell We have a number of student rentals are are quite familiar with their dilemma of not having established credit and/or being required to place a {sometimes significant} deposit with the utility company.That said, students are also young, inexperienced and frequently not entirely responsible.  

Next I recommend finding a realtor for MFR searching.If you want to find  mixed use building and run your business in the same establishment that can work pending on your goals.  

I would start doing a lot of research to get yourself educated, you really can't do anything until you establish a good foundation to build off of.

After that, if you want to do a few small things for her, that you don't have to do, to establish goodwill, then fine.

I established one for some larger multi's for anonymity and liability reasons only.  

Labor, your labor can establish sweat equity, you may quickly force appreciation to increase value.

Be sure to establish your minimum criteria to rent, place a decent ad that gives enough information so people can self eliminate themselves if they are unlikely to meet your criteria, prepare yourself for the onslaught of inquiries, ask good questions before taking the time to show the properties.