I originally acquired my properties in the early days just before the housing market bubble when no doc loans and easy financing existed. 

Do you have the finances or can you acquire the finances to take the deal down yourself? 

For example, I am looking at a REO in a hot market MA that can be acquired for $500K cash, that with repairs of $40K could be sold quickly for $625K and possibly closer to $650K. 

Within the past 12 months, I have acquired enough equity to be in position to purchase my first rental property.  

I acquired my first 3 properties with seller carry backs to cover the down payment and sub primes loans on the rest.

It would probably set us back 6 to 9 months on putting $30k down on a rental property and we'd also lose the investing experience.. starting 6 to 9 months later.Or.. should I just use the money at 20% down to acquire our first buy and hold since 2007?

Thinking of dealing with notes at first, to acquire a little faster return on my investment.

But, yes I will essentially acquire a property with 100% occupancy with tenants locked into those rents for one year.  

The previous PM/Owner did not apply for occupancy permits for more than 20 tenants with current leases.How can I remedy this?

My brokerage has a focus in acquiring and managing investment properties.We are a family run business.