Probably starting out small Jaycee - SF or maybe some smaller duplex type properties.

You would then have two loans, one on your home and one on the refi to access the equity on the investment home.Why not just use the refi cash out from your home loan for future deals? 

Last property I bought had 8-9 offers.New York has a lot of downpayment assistance grants and loans. 

If the cosigner is not contributing funds but is just helping secure the loan, whats a fair way to compensate them?

Hey @Cameron MarroPersonal Loan or Line of Credit: If you have decent credit, a personal loan or line of credit could give you access to the cash you need for renovations without using your property as collateral.

I am invested in a small multi family in TX and the management was not able to fill the property and do repairs and the income has dwindled badly.

I want to be able to do a cash deal to get a lower price and avoid all the cost that go along with a lot loan, fees, points, etc.

and then getting a standard mortgage after that vs. getting a construction loan to pay during the build and then convert. 

There are some HOA's that are in such bad shape they wont allow any type of loans and it must be a cash purchase.

Focus on driving for dollars during free time, and set up automated mail campaigns to keep leads flowing.