In my case I have decided to do minimal/moderate improvements, keep this building pretty much as it is since I am able to increase the rent quite a bit anyway, and do a repositioning with my next MF investment.

Now pretty much all sellers know it is a stronger market and time to sell.

We got hit pretty hard in late 2014 and prices definitely fell and there is currently a lot of inventory, making it a great buyers market.

although I’m pretty familiar with everything outside of USDA.What I want to invest in:Right now I'm still in the research phase of my (fledgling) investing career but once I narrow down a few locations the plan is to start with a small SFR value add buy and hold.

Unfortunately it needs to be humidity controlled, so a house at this point is still pretty ideal. 

In NE Florida, jax, all auctions have gone online, 5% down, 95% rest is due noon the next business day, via cashiers check, bag of cash maybe..the big boy players store their 100% full cash with the court account already....ive also heard local escrow account will wire that morning too, which makes sense, .......Im interested in auctions, but until i am 100% all my own cash, i feel it is almost impossible to get a hard money lender to move 95% of the cash by noon the next day...no way.... to me, you can pretty much rule out using hard money all together to fund online auctions...they don't seem to go together.. it is 100% liquid own cash or private money ready to wire from escrow..

@Bill Ernst Thanks for the info that helped alot, But also I want to start small around 50k, the homes here In the detroIt area are pretty cheap.

I am pretty much a newb, this was my second deal and I was just happy to get it, but I've continued to have this nagging thought in my head...

I've told the landlord that I will not sign the addendum and he is pretty peeved.

Pretty much everyone else is looking for the exact same thing, there is no magic goldmine.