I haven't made the offer yet as I wasn't positive I could do seller financing, but the one unit will need some work and I don't want to use all my cash on the down payment. 

Majority of the house needs a lot of work and I foresee it may take 6-8 months or longer to complete the entire rehab work.However, one part of the house on North side has 2 BRs & 1BA which could be fixed up relatively quickly.

This hard work and dedications paid dividends, as I was able to increase my fastball velocity (now 88-90 mph) and commit to a division 1 school (Houston Baptist University) in the fall of 2017.

You really have to find a killer deal for it to work, and there is cash to shell out at each stage - closing costs, potential down payment, holding costs, insurance, rehab, and then more closing costs at the refi. 

A wise investor will not try to get rich quick with shortcuts.

Though, I would caution against buying anything used that needs a lot of work and has to be moved.

Excellent work, and reasonable rates. 

That should allow any peak demand to be attenuated until fewer people are using the system.An even better option would be an uninsulated tank like a pressure tank which would allow it to warm faster, but even the insulated water heater will work. And

I am not going to book a flight, take time off work and get burned by a dictator governor.

For me, that was the only way to mitigate the issues of poor contracting work, and poor property management and tenant selection.So, as an owner of these types of houses who is actively buying more pf them at a rate of 5/month, my advice to you is the same as the advice I gave myself......either set a plan to scale significantly, or do as most others will say in this thread and sell them to reinvest in more stable assets in better markets.I should also point out, we have developed a program to encourage our tenants to purchase their home from us with a sizeable deposit and either a lease option or seller financing, which - while not a perfect solution - has mitigated much of the tenant-based drama that is all too common in this space.