Total cost for foundation and interior repair: under $20,000.My buyers offered $125,000 and their offer was accepted.

First couple of properties never turn out the way you expect, so just accept that it will be a little harder and stressful, but each subsequent property will get easier.

You could buy new or retrofit your current machines to accept cards.

My wife and I just had an offer accepted on a property we're planning to house hack.

We just had an offer accepted on a property built in the 1950s.

I may not have spent any money but I’ve spent plenty of my time getting everything done.It’s definitely possible if you take a page out of Brandon Turner’s book and start asking “how can I” instead of accepting “I can’t.”Good luck and wish you a ton of success!

You're right, between getting pre-approved to starting the search, viewing many properties, making offers, getting offers rejected, finally getting one accepted, then having it fall through (after the inspection, for example), then going back to looking at properties, finally getting an offer to stick and taking it to closing (which could take 45 days or longer), then doing the rehab -- it could take a while! 

Seller financing is more acceptable in commercial than residential., Maybe look for a 8 unit building instead of two 4 units? 

It's more work.I don't think there are any upsides to owning rent stabilized apts so you need to buy it at an acceptable Cash Flow that pays you reasonably well for all the risk and work you will be doing to own it.It may be cheap, but is it cheap enough?

Do you mind if I ask what cash flow numbers you would find acceptable when finding a small multi family?