I have average to poor credit and don't physically have a down payment.

Physically visiting probate court will have the added benefit of allowing you to meet the court staff, other investors etc.

I would discourage kicking the door down, entering without notice, and bringing bouncers... all three of those situations could end very badly for you physically and legally.

"For instance, if a public, private, or commercial educational institution fails to ensure physical and program access for persons who have disabilities, they are discriminating against these people.

Here is an excerpt from @Clint Coons regarding the due-on-sale clausehttp://www.alglaw.com/service/view/land_trustsWith respect to a real property loan secured by a lien on residential real property containing less than five dwelling units, including a lien on the stock allocated to a dwelling unit in a cooperative housing corporation, or on a residential manufactured home, a lender may NOT exercise its option pursuant to a due-on-sale clause upon:(1) the creation of a lien or other encumbrance subordinate to the lender's security instrument which does not relate to a transfer of rights of occupancy in the property;(2) the creation of a purchase money security interest for household appliances;(3) a transfer by devise, descent, or operation of law on the death of a joint tenant or tenant by the entirety;(4) the granting of a leasehold interest of three years or less not containing an option to purchase;(5) a transfer to a relative resulting from the death of a borrower;(6) a transfer where the spouse or children of the borrower become an owner of the property;(7) a transfer resulting from a decree of a dissolution of marriage, legal separation agreement, or from an incidental property settlement agreement, by which the spouse of the borrower becomes an owner of the property;(8) a transfer into an inter-vivos trust in which the borrower is and remains a beneficiary and which does not relate to a transfer of rights of occupancy in the property; or(9) any other transfer or disposition described in regulations prescribed by the Federal Home Loan Bank Board.So, like K.

There's a lot of info on this site:http://www.commercialbanc.com/apartment-loan-small-overview.htmlFor these mid-sized types of deals (say loan size 500k to 1mm), they want to see minimum physical occupancy percentages (anywhere from 70-90% minimum), stabilized performance on the property of 6-12 mths with results exceeding minimum DSCR of 1.25-1.30, experience by the borrower, borrower residence proximity to the property of 100 miles or less, possibly professional mgmt, etc.Small deals up to 12 units, you're probably just dealing with the commercial/portfolio lending group at your local bank, not these national lenders.

I don't know if title companies rely on the same digital images we see on the county web site or if they go to the clerk's office and check physical files???

Let me make it clear, these are NOT properties I have under contract and I have not actually physically looked at the property, the estimated repair number is just a number off the top of my head.

When he exercises the option, why can't he write up a new contract with a lower purchase price reflecting the rent credit?

Need to be at minimum 10-12 on a cap depending on physical condition and tenant base.