So all I would bring for down payment is 3.5%.

I will move if they bring me a sale.

The pet owner is on disability and brings home $13,000 per month.

This may bring the purchase price up but the numbers still work better with more units. 

I have seen investors do this by buying a house and then adding in cash to rehab, then bringing a 15% down payment off that at a reasonable interest rate of say 6% but on a 30 year term to pay, I.E. $6 payment a month for each one thousand dollars borrowed.

But they do become cash intensive when bringing the mortgage current. 

But, I still have fond memories, family and friends there.

School has been an issue with my youngest (learning disabilities) She can't quit her job until we replace her yearly income + healthcare (roughly 24K bring home + health) That being said, when you started in real estate investing how soon did you start using the income to live off of?

If I take several mortgages out simultaneously, I'll be bringing in small net margin for each property earlier than if I'm waiting to pay in full, but I'd like to hear from others whether the extra work dealing with the loans and mgmt of everything is worth it.

We added value to this deal by pitching in our own sweat-equity and bringing a humble attitude to how we lead our team members (contractors, agents,... etc).