My father sold cars all his life (retired) and the last 10 years or so selling told me that if they (the dealership) didn't sell cars to people with wrecked credit and horrendous scores, they wouldn't sell any cars, period. 

Buying and selling a house IS a life or death situation for these people.Is it difficult to get listings? 

Michael,Thank you so much for taking the time to walk me through the details, it's nice to see principles carry over into real life.

@Erin KellyPersonally, I think having investors set up first will make your life easier in the end.

Life will get in the way.

We have full time jobs, kids, normal life...have a flip that needs to go rental, need managing company. 

Every segment of every profession and life has their knuckle heads, but its blatantly unfair to group an entire group because of what have been your poor choices! 

I had approximated the remaining useful life of each major house system and the approximated next replacement date and backed into a $423/month reserve for both units ($211/unit).

And I am in a reasonably healthy local economy.

And you can buy that property by treating the seller with respect and by being honest.Obviously, there are rip off artists in all walks of life.