Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

The owner has a small existing mortgage on there about 25k.

Property appraised for 245k; however, it was classified as a c5 which prevented most lenders from issuing conventional financing.I contested the appraisal and the appraiser held their ground, but their supervisor told me that if I slapped a coat of paint on the cabinets (these needed to be replaced due to wood rot) it would be an easy c4.I paid $520 for a new appraisal, contacted all my family and friends, deep cleaned the home and put a fresh coat of paint on the rotted cabinets and over the doors.

If someone is also buying section 8 we can also arrange a deferred payment mortgage.

We just sold a retail/service center we owned utilizing a wrap around mortgage.  

Assuming the mortgage, rehab with cash.

Traditional 30 fixed rate year mortgage How did you add value to the deal?

When I explored this option in 2020 my lender said it wouldn't be possible because of occupancy issues (building was not fully occupied), and DSCR.

Conventional loan with a local lender and 10% downpayment.

Following David Green's Core 4 strategy (realtor, contractor, property manager, and lender) gives confidence to invest anywhere.