Or would I need to have the property sold to me for a low price to make it legit?

Looking for someone that can do a very low cost refinance.Thanks and have a great day!

How low do you go on foreclosures in an attempt to get the best deal?

They are pretty easy to get right now and they offer low rates and hope with you they will make much money off you eventually.You might should plan on Fix and Flip or Quick Flip right now in this economy and try to save all the money you can right now and getting into small apartment complexes are a better way to go. 

This can create risk of negative cash flow during vacancy or other events in which income is low or expenses are high. 

If you buy multiunits avoid low 500ish type rents

Im seeing very little in the way of cash flow properties but wanted to seewhat you all though about my inputs.Im making a few assumptions mainly looking at multifamily up to 4 units with 10% down (I know this is low but I've found banks that'll do that in my market for properties under 500k) then I account for maintenance/debt servicing from past experience (wondering if people have a better way that would take into account property age and condition for maintenance estimates), finally I set vacancy at 1 month a year (not sure if that is reasonable either). 

They are going to remove shingles on valleys and low slope of roof, install weather shield stuff, and re-shingle.

If someone had a live(1) deal that needed it in my state I'd do it, but the probability of that happening is sufficiently low that I'd much rather let other lenders waste their time with trying to get to that point.

A high-low price range would be developed to help you out.When you are first starting out just figure any improvements will be the average.