It was listed for 47,250$ the last day of the owner occupant period I offered 55,000$ ( which was Saturday night)!

They should loan to an LLC with a personal guarantee.

Lawful "grace" periods are misleading.  

According to the township if I bring them my time line, cost, and scope of work to remedy the work they may be able to negotiate down the fines, but there's no guarantee of this.

Of course this meeting is also a qualification period where we make sure that the individual actually has money to invest, is motivated to buy, and is crystal clear on our process. 

After helping other people buying and selling house for a while, he jumped right into the market and bought 3 houses in a short period of time.

I visit periodically to visit my parents and scout properties.

The bucks running around with a cell phone and a truck are guaranteed to screw it up sooner or later because they don't know how to run a business.... they also get desperate and stupid and will sign contracts with iffy P&L ramifications.

Many people seem to skip this step with subsidized tenants thinking "well some/all of their rent is guaranteed."

With commercial deals, generally the debt is non-recourse with no personal guarantee unless you do something bad called the "bad-boy" provision.The investors receive a preferred return of 8% and share in back-end profit.