. - In the event that you do get a deal, that you do not violate the intent or letter of an increasing number of anti-wholesaling laws, and that you actually receive an assignment fee, you will walk away thinking that your role is over.

Let's of NYC investors look at other cities in NY, Rochester, Buffalo, etc... they can drive to them to see them, and they know the state well enough to feel comfortable.Most of the rust belt cities in NY offer cash flow as well. 

Before diving in to offer advice, I'd like to clarify a few things with you, if I may....You mention that you are going to live in the property while you renovate. 

The home is in a B class neighborhood, in a good school district, and walking distance to parks.

Do not offer to pay more rent ever to make the deal happen.   

I second @Erik Estrada Chase offers great programs for business, multifamily, and conventional loans for commercial properties.

@Heather Luu first, make it more efficient by only worrying about deadbolts.There is actually very LITTLE additional protection a lock handset offers in addition to a deadbolt.On the properties we manage, we remove all keyed doorknobs and just use passage locks. 

Samford's business school also offers a concentration in real estate investment and management.

Hey Jeremy, thanks for reaching out and offering to help, I really appreciate it!

Good to know as I have a property coming on the market and we had one off market offer already all cash but at 10% list price discount (which we most likely will reject).Curious if you think the california fires will assist the market since many of those people need places to live for years and I am guessing some will flee california?