And does removal mean having the EPA come in hazmat suits and remove the asbestos roof?

Lien or not, the homeowner has been unjustly enriched and will lose a civil suit. 

FHA 203k loans are typically what investors are best suited for, as most look for a distressed property that they can put some money for repairs into to not only build instant equity, but to be have a wider variety of properties that they can look at.You do have a good point about mortgage insurance though, which is why my company, I'm not about others, offer a product called HomeStyle which is a conventional product.

You can pay the utility company to re route things when you want to install things like this or swimming pools.

Besides, 95% of law suits are settled before going to rial (I didn't make that one up.)

This means that all you ever have in that LLC is the liquid funds that are passing through it - if there is a legal suit you don't lose any assets but instead the funds that were being passed through the LLC. 

I would identify a market that suits your needs, build a team in that area and identify a property that would match your criteria.

I can only assume other city planners will follow suit.

You might be interested to know that the average cap rates by number of units:Duplexes: 4.36 (4 Sold properties analyzed)Triplexes: 5.02 (6 Sold properties analyzed)4 Units and Up: 6.27 (4 Sold Properties analyzed)The average from these 14 properties was 5.19, all sales within the last 180 days.I found several interesting things in breaking the numbers down, but one thing that obviously jumps out is that the caps are higher the further away from single family you get (I consider legally secondary suited single family residences to be in the same category as duplexes).

I just kind of jumped in the water and learned to swim.