And, as a final plug, this is why not all realtors are created equal...maybe your friend who just got into real estate or your neighbor’s cousin who does a deal a year isn’t the person to represent your best interests.

The following represent the 5 real estate mindsets I am aware of in today’s market:1.

As for working with agents, I highly recommend you talk to a few agents and then select one to represent you.

As others have mentioned, perhaps seller financing could represent a low down payment alternative. 

Hey @Michelle Strickland...i'm an investor, agent and I represent a HML in KC. 

Of the 3 the crestwood one represents your lowest cap ex and best chance for consistent good tenants to choose from but as you can see that comes with a price....

I talked with a zoning attorney but he only laid out the facts and didn’t give suggestions as he didn’t have the historical docs or officially representing me.

You're going to want an inspection - and you might want to negotiate further for repairs and more so get yourself a realtor to be a trusted advocate to represent you. 

The representatives were very slow moving, unmotivated and unknowledgeable.

I'll give an example to show where the market was 10 months ago when I wrote the original post to where it is now:I ended up coming in as a JV partner earlier this year with a client I represented in buying a fixer upper in late 2018 in North Apopka.