Recessions are a natural part of the business cycle.

There is not much crime and apparently jobs are growing.

It is in a good area that is growing and I expect values to continue to rise.

thank you both for your wise words, well anyway i guess i'm just so anxious to do my first deal. especially a deal like this were the homeowner is in distress and states to you how much equity is in the property (i know i'm a beginner, but i don't see how he'll benefit by lieing to me about the amount of equity in the property, because he already stated he doesn't want to sell the property, and i already stated to him i'm gonna view the property/mortgage paperwork)well anyway i must say i agree with you both, from first look it seems the best way to do this deal (thats if all the number are right) will be to purchase the house for the amount left on the mortgage, and give them moving cash and etc (this way i'll have alot of instant equity within the property, which i could either wholesale to another investor or put it on the market at a small discount and sell it retail because of the properties perfect condition, then i could even try a short sale to build up more equity to make the two above tactics more profitable for me)now the only tactic i can think of that would work, were they will get to stay in there house and will be profitable/beneficial to me as well is to then purchase the property real cheap (whats owed on it) and offer to lease option it back to them at a higher interest rate and at a higher property price, but i think this tactic will be risky with this individual because of his credit and the nature of work he's in (construction were some parts of the year your without work and tring to collect unemployment) so this is what i plan on doing, i first plan on putting together a list of questions i must get answers to at the tuesdays meeting i plan on having with them, then i plan on explaining the whole foreclosure process to them and the uphill battle they face (which i hope will change their position about not wanting to sell their house under any cumstances), then i plan on making a smooth exit and letting them know i'll be back in contact with them to let them know what i think their best solution is to solve their problem (this tactice is to buy time, so i can really cruch the numbers and speak with others to really figure out the best win-win for everyone, thats if their is a deal their)if anyone has any other suggestions please let me know

I have the possibility to buy a 4 plex in another state that has good job growth, very low unemployment, no rent control, growing population , low crime rate.

If you wanted to landscape it, the property slopes so grass is not a good possibility regardless.The unfinished basement was used by the last renters to grow marijuana.

Don't think about it so hard, be yourself, and things will start to flow naturally.

My other question is when setting up these types of deals it seems more suited especially with the current market to hold on the properties and rent them out, but is this feasible because of the nature of the financing of the deal.

I am a creative person who naturally thinks outside of the box and this is obviously a great fit.

Whats up PJ,Nice to have you on board with the rest of us biggerpockets lovers (LOL), thats is a very big advantage growing up around the business!