Below are some examples of the way I have done this.1602 Monroe Ave, La Grande, OR 97850Purchased for $58,650 in August of 2015, all cashHad rehab costs of $6500 (paint, carpet, and some minor electrical)Financed the home using the delayed financing exception in January and received a mortgage of $61,000 (Purchase Price plus closing costs)I then rolled this cash into another property, and repeated the process again, closing that loan in March.I eat my rehab costs out of pocket, but it's a method that has worked well for me, and I have purchased four homes in the last calendar year doing it.

You'll need to come up with earnest money deposit and appraisal costs initially, which could run several grand between them (depending on how much the seller wants) or more.

any way just a point of view from the grand stands.

With a grand or two it could be made rent ready. 

So grand total rents currently are $2600/mth.

I'm planning buying a property from HUD just under 5 grand. .

I will have difficulty taking out a loan for a property, but have around 4-5 grand extra money monthly.

I am a real estate agent, I work closely with wholesalers, and do syndications here in the Rio Grande Valley.

If it drags on and goes all the way to judgement and sheriff removal  figure on 2 or 3 grand.

Had a grand plan back then but life and work got in the way.