If you look at the properties listed for sale now I would bet the owner probably purchased it 10-15 years ago and they are selling for around the same price they purchased it for.2. 

Wondering what’s my best bet as I had contacted a local bank which only willing to do it on the purchase price.

So, I'm starting again and taking it step by step for I think would work bet for me. 

If you can qualify for an SBA then by all means that is the best bet but there is a scenario that would work that includes you taking on a commercial loan or even a bridge loan just to get into the property until things are up and running 

A) Spending $5,000 a month on overheadb) Spending $5,000 a month on overhead, putting earnest money down on a house, betting on yourself that you can sell it in less than 30 days?  

After that, all bets are off.

I bet @Alexander Felice listens to some good ones too.

@Connor Deneen your best bet would be to find a partner and work a joint venture together.

I don't police sleepovers  but I can bet if she is setting a rule  this has become an issue for her or the other tenants.

Rent Levels (you could get pricing breaks for "affordable rents".Under $1M banks and credit unions etc are your best bet in my opinion.As far as rates go.