I've got a tenant-buyer on a lease-option exit strategy for an SFR in Spokane Valley, Washington.  

In a perfect world: (in no particular order): Square/rectangular shape, 1-story, open floor plan, lower pitched roof fully trussed, slab on grade monolithic foundation, 24 o.c framing everywhere, T1-11 plyw. siding, minimal windows, minimal doors, minimal trim, minimum code electrical/HVAC/plumbing, carpet everywhere, avoid tile, laminate countertops, Home Depot cabinets, basic fixtures and appliances, no fencing, no trees or old stumps, minimize landscaping, minimize driveways and walkways, forget pavers, cleared flat lot, no fill, utility hookups available in front of house and best case they are aleady tapped, inspectors are easy to work with and pass everything the 1st time, subs show up when they need to and actually care.

My earnest money is still being held by title company and I have $$$ invested in buyer expenses. 

I told him I'd send the title company a huge wire of non refundable EM if he let me be a backup at my price in case his buyer flaked. 

I make sure my contract says, "end-buyer" pays for all closing costs.

The building would be open to so many more buyers as our market is full of people looking to invest in smaller multi families who can't quite swing the commercial financing yet... such as myself. 

Ideas of what to google: How to get started in real estate Types of real estate investing What is wholesaling real estate How do you flip a home What is buy and hold real estate Basically you can add “how to” or “what is” to any topic you are curious about and google gives you a LONG list of sources of which to learn from.

The building would be open to so many more buyers as our market is full of people looking to invest in smaller multi families who can't quite swing the commercial financing yet... such as myself. 

You basically front all this money and then hope you can sell it high enough to make a profit.

So basically I'm trying to figure out right now who I am going to receive money from to recieve pre-approval, then I'm going to learn where to find a deal and wait or move on a deal.