It is good to have a goal but just accept that it will change and morph over time as your circumstances do.

It seems like a no-win situation with a month left of bitter-sweet circumstances.

The biggest issue is that this is the riskiest of all the real estate strategies (opportunistic) even for very experienced operators, because of all the unexpected and unforeseen things that can go wrong.

We fully anticipate that Congress will provide HUD with funding to retroactively make payments to property owners.Given the extraordinary circumstances, we ask for your continued partnership in housing our families.

In that circumstance the borrower would qualify for a conventional residential mortgage. 

@Joe Ehren Foreclosure/Pre-foreclosure listings, as you may already know, tend to have highly motivated sellers because of their difficult circumstances.

What's a good rule of thumb for establishing a security deposit rate under these circumstances? 

Or perhaps another investor had plans to rehab it but circumstances changed and he needs to get out fast.

Off market is great, but build inspection/finance contingencies into your offer just in case there’s a hidden lien or unforeseen repairs that would show up.

Perhaps they are the wave of the future, but in our circumstance they weren't right for the following reasons 1) the cost would have been about double of what we've paid for traditional forced air systems; 2) it would have required too much unsightly hardware and line sets all over the outside of the building; 3)they are designed for better insulated construction than this era of building provides. - We decided not to replace the existing boilers with high efficiency modulating condensing boilers.