They are obviously financially struggling which makes them high risk.

One of the packages they are offering me is two properties (5 unit and 4 unit) for 1 million dollars total.

I obviously don't want to spend $5-6.00/sqft to get something of real high quality. 

Here are the details I have now: Purchase price $100,000 15% down $15,000Improvements $15,00020% down $3,000Your total loan amount is to not exceed $97,000.

@Vincent Incopero Wow thanks for the note - I totally forgot about that 250k gain rule (probably one of the most important things for me to understand as a house hacker)!

Four units are currently rented @ $500/month, and the 5th unit requires a total interior renovation before it can be occupied.

I have found an opportunity to build four duplexes on several vacant sites.My thought was to buy the land with cash but not sure on how to fund the construction.Each duplex will cost approximately 175k, so 700k total.

The place was a total wreck and drug paraphernalia was found on site.  

So if an individual is ( FISHING ) as I call it then it's a waste of time for me.If I have clients totally committed to me then it makes sense to deploy resources and time.

Total filth.