@Jim Lamp'l I would avoid the green run area of Virginia Beach and look more around the Ocean Lakes or Salem areas.

Also, I did the remodel before I finalized the purchase, this way I showed the owner that I was serious about the deal and ultimately, is helped me avoid having to get another appraisal.

The hardest part was getting him to understand that there is a fairly specific process to multi family deals and unless you pay all cash, you can’t avoid it. 

Don't avoid these at the right price but be careful and know what kind of project you are taking on!

Don't avoid these at the right price but be careful and know what kind of project you are taking on!

You will have a tough time finding 10% COC here unless you self manage the property which it sounds like you want to avoid. 

There are also lots of factors that can change the way I move forward, but generally speaking this is how I aim to avoid the finance issues with banks.

I am trying to learn all I can I am literally spending hours upon hours of research each day for the past few months trying to educate my self on the legal aspect etc.

When finding a book to read see which one talks with all aspects of investing so you have a good idea how people are making money in different areas.  

Account Closed I have 2 partners with me and the business and I was trying to avoid giving up equity at the moment as most of the people interested really just wanted to collect a little extra spending money on their investments.