However, if I want to finish that floor with tile, a"quality" professional would know that you need at least a 2x12 and two layers of sheathing to keep the floor from bouncing and popping the tile.

If you look professional, as opposed to a mom and pop operation, some of the less desirable applicants will not bother as a professional company will check backgrounds and credit histories.

It will be hard with the limited cash you have to take down small strip malls.Unless they are really old with mom and pop type tenants.Do you not have partners you can team up with for a group??

this can be an additional 2, or I can take the small, immediate pop and run.

And if Murphy pops his head up on a 200K property that can easily be gone and you'll be spinning your wheels for nothing.You also need to examine your own skills and your ability to flip a sow's ear into a silk purse.

"our company doesn't allow this, try and find a small mom and pop direct lender and maybe they'll do it".I'll keep trying but if I can't get an MLO then I just have to assume it isn't feasible and I'll have to go the route of a standard owner carry back via escrow.

(emphasis mine)A few things pop out at me...1) what is sizable?

This is the exact area that I am working as a wholesaler-smaller multifamily, mostly mom & pop owned buildings.

I got my license as a buy and hold investor so I could act more quickly on deals that popped up.

However, there are exceptions to those three if you find the right deal.What I would do if I were you is identify a couple markets you've heard good things about and start investigating them to see A) if they are good markets and b) if you can get deals that cash flow.That said, some of my favorite markets right now for cash flowing properties with good long-term fundamentals are Cincinnati, Jacksonville, Tulsa, OKC and most places in Texas (except Midland/Odessa region - I think that area will pop pretty soon).