@Bryan Hancock  just add the money you would pay to set all this up and stay compliant to your investors,  IE give the investors a more handsome return and I bet you will find all sorts of money without having to do any of this...just forget about the 25 to 100k investor.. they are the hardest to please and most costly to manage.

I bet they would love to sell their property quickly to get rid of the headache of being a landlord if they are dealing with evictions! 

You may be able to find a lender that offers 20% down but the rate will be higher and you likely won't be able to bet a fixed rate with a 30 year amortization. 

Because he's livin' in the house for free I bet Eric H.!  

Your best bet is the local REIA group mentioned above.Good luck in your investing career!

What a shame but at this point, the seller raising a stink with the board is the best bet if they want to sell their unit. 

I bet he knows it needs something big that he would legally have to disclose during a conventional mortgage, especially if its that cheap.But yes hard money lenders will let you buy it with their cash and then refinance to a more conventional product.

With some advertising I bet you could get more people in there.

No need to go all in with a shoot for the moon ROI bet at your age.  

If you plan on doing some work to increase the property's value, your best bet would be to buy with a 3.5% down FHA loan and refinance to a conventional in the future to drop the PMI (assuming you have the equity of course).