We have a lot of weight (and liquid capital) behind us, so we can negotiate faster and harder than an individual, we know how tax auctions work and can place competitive bids, we're built to find solid properties that need work, and buy them as cheaply as possible.

The TX properties were newly built, rented and property manager in place.  

The properties is a ways out of town and he doesn't really have the time to bother with it.

A commercially zoned section of town here in Bucks County PA has a mixed use property for sale, and I am interested.  

I live in a small town population 5,000 and I bought an old house and old church.    

I don't think there would be time in this scenario, but it's a good idea on how raise small amounts of capital, especially since HML doesn't seem to be a solution.The borrowers father built the house, so there is an emotional attachment. 

Smaller town with high rents and very low vacancy.The current multi family is owned by a housing foundation in a smaller town (40,000 people) that has been subsidizing rents for seniors. 

@Andrew Michael Thanks Andrew, I work for a reputable wholesaling company in Baltimore and have met plenty of wholesale business owners since I've been working here so I've built a good sized sellers list so far and i'll be looking to add more (also from calling local wholesalers and asking them to add us to their buyers list). 

I think you could reduce risk finding one of those parcels in an established subdivision where a person purchased a second lot when they built their home and left it vacant.

Same with closing costs, the vary state to state and town to town.