Many multi family investors get a property under a signed letter of intent, LOi, first.

That requires you to have the original Lease and a Lawyer to send a letter to the Director and fight tooth and nail to get them to release the unpaid Water bills from your Closing on that property in writing.

For the lowest down payment on a non-primary residence, you'd probably look for creative financing somewhere along the lines of owner carry or subject-to.

When the letter came through for the second occurrence, the tenants took care of it within a day or two. 

Someone who sent you a few bland letters, or someone who tries to get to know you and connects you with other resources?

The typical time to rent is eight weeks.Vacancy Cost for Different Tenant PoolsVacancy cost is the sum of renovation cost plus carrying costs until another paying tenant is in place.

Send them a letter with deductions.

A lot of ppl use Yellow Letters HQ but there are several others.

They were adamant that the tenant will be evicted on Sept 15 and the sheriff well carry out the eviction within 24 hours.I'm hoping that the new governors plan to extend the eviction moratorium does not affect my deal.

I am not talking about having cash to support the full value of the loan or anything, but certainly a reserve fund that can carry the investment through tough times.