Unfortunately, my only real estate experience to date is my primary residence.

Currently my GF (also a veteran and we are not legally married yet) has our rental property and current residence under VA loans.

It is currently occupied and the residents seem okay with the work being done.  

Find out if it is a reserve (minimum acceptable bid) auction or absolute (no minimum) auction.

We used Home Legends engineered hardwood from home Depot on our personal residence.

This money will come from reserves you have yourself, a line of credit, or family/friend/acquaintance that have reserves or a LOC.

I've seen churches manage their money incredibly well with rules about their max DSCR and reserves... 

Or if you want to get rehab loans through a bank, your options would be a 203k loan (if you intend owner occupy the property) or a HomeStyle Rehab loan if you do not plan on it being your primary residence. 

im planning to buy a 3 unit property in NJ here is the details purchase price $369000seller concession $10,000closing cost $15000downpayment $18500rate 4.651%1st floor 3 bd 15002nd floor 3bd 1418 (section 8) hoping to get $100 or more 3rd floor 2 bd 1250property taxes 11500 ( with town stating 2% increase upcoming year) so add 300 to that insurance is 200 a month estimate water is 200 a month estrepairs 200 est ( was recently rehab 5 years ago)vacancy 200 estmisc 100 esttotal cash down is 23k for everything reserves taxes etc since 10k concession is going towards closing imliving in one of the unit's bedroom with cousins so i expect to net $600 a month and live rent-free. the basement is unfinished but would like to find an investment app or site that will show me 5 to 10 years from now how this investment will be seeing how i would live in the property for 1 year. 

What an eye opener.I am very aware that I am short on experience and could use someone who could evaluate what reserves would be needed, any repairs that need to be done to the units (new appliances or painting etc..), value add ons etc...Can't do that yet as I am waiting for the numbers from the private party.I can buy this privately without a realtor on either side of the deal.