Lol investing some time into learning this stuff and it will save you headaches down the road.

There are a ton in Hampton Roads! 

Then go to the local banks that you identified that have portfolio loans and see if any of them want to do business with you. 

OR you are speculating in real estate appreciation and hoping it will continue to happen, to pull you into positive territory years down the road.

If your purchase and rehab get you in at 70% of ARV, or less, then it seems like a good approach.This of course assumes the best...can't say what happens when rubber meets the road but this approach would make good financial sense.

The road construction or proximity to a decent city might make a difference. 

If the realtor is in then he can identify many if not all of the other players in your team. 

You can get an MLO to underwrite it so give them peace of mind that you're qualified and will make the payments, and this gives your note more worth if they someday down the road want to cash out or sell their interest, or partial interest.

I can tell you why: because the Govt via the cities of the community/state you are in have made it clear that they have both the capacity (i.e. votes) and willingness (i.e. political ideology) to say that the free market doesn't apply and your rights and an owner will be limited in at least one major way.Any guesses how that's going to play out down the road? 

@Shayleen Minott I’ve been extremely busy all day however I haven’t forgotten about you, so from my own research these are some of the list you should look for Probate leads,Inherited leadsTax delinquents leads,Eviction List, (docket off the wall)Pre-foreclosure VacantAbsentee ownersCode violations Identify any kind of distress Now being that thee lists have a lot of information, it’s best if you do something called “list stacking” YouTube it, however it’s basically going through the list and seeing if a person is on more than just one of those List mentioned above, If they are, it more likely for them to be and eager motivated seller..