but I see all sorts of RE folks with channels and quite a few I recognize from BP.Maybe one day..   

We did sort of a hybrid live-in flip/BRRRR type deal.

This is my plan but I still like to run the numbers for worst case scenario: renting the home to a family.If this is the case, there are no properties on the market that cash flow. 

Even the worst case of the runs wont hurt it . 

I would recommend sticking with a multi-family that has solid systems and at worst, needs aesthetic upgrades.

It sounds like there is probably some sort of miscommunication.

Keeping with our new thing for buying commercial properties in Independence, MO (of which, this is the second, sort of) here is another recent close we had that my brother @Phillip Syrios found.6 units; 3 houses and 3 offices, 7200 sq. ft. total.

You'll pay for it but you won't have 5,000 John Smiths to sort through. 2.

I figured if this was the worst flood they saw and it rose that much building a extra 15-24 inches of concrete wouldn't be too bad. 

@Skyy Dugger - Maybe get a tree removal company to give you a worst case estimate to remove the tree with the potential issues you're worried about so you can quantify the risk better to help you make your decision.