I began to go out and look at tax deed sales and came up with a pretty nice way to acquire some of those properties, however, the same issue of no funds prevented me from actually acquiring those properties.

In my county it is pretty easy to file a small claims action (and cheap - about $100 for paperwork and papers served).

Small local banks have been most flexible, but 3 mostly advise just letting the rates reset as they come up, as the current rates are pretty good - assuming 0.25% rate bumps I guess I'm looking at 5-6% loan rates for the next 5 year term. 

I've pretty much stopped looking in PBC, in fact I'm actually under contract to sell one of my PBC properties and plan to look out of state with those funds.

I have some pretty good subs if you want to get some framing or sheetrock or tile done.

I'm pretty sure a domestic dispute was behind the broken window, as any sane person would have called the police immediately upon finding out someone broke into her home.

I bought it at a pretty good deal and have some equity in the property (~15-20k). 

It is pretty expensive, but worth every penny if your going to be serious about commercial re.

They seems like pretty good at what they are doing.

If all your questions are answered positively, I would still have a contingency clause in the purchase agreement that would allow you to "walk away" without any penalty that is financial and before I closed I would hire a professional and experienced Inspector that would make you aware of any possible negative/unexpected things that he discovered.I would not buy a single family house for rental unless it was used as a "house hacking" loan that I felt pretty good about qualifying for it.There is only a couple reasons that could make it OK to purchase.