Here's my experience with these things:We had a tenant flood a house trying to install a water heater pressure relief drain line.

It really should be recorded but we are a little more loosey goosey with things since it is a line of credit and is paid on direct draws.

Just starting out here and looking for recommendations for commercial lenders or products in the Philadelphia area.

Not only that, but if you hire one before it goes vacant, often they start marketing/showing the unit before it's vacant so that you have a new tenant lined up before the current ones even move out.

Just trying to get as much information as possible to do accurate calculations.Bottom line are manu homes worth the squeeze, so to speak? 

FHA is pretty good about keeping their loan limitations in line with local market realities, with $774,050 being the current FHA loan limit on a 4-plex (see below, chart straight from HUD).

This is not quite in line with other stories I have heard, so my questions are as follows:1.)

Sounds like business term loans, unsecured business lines of credit, or a personal loan could be a to get what you need accomplished. 

@Mike Loy, As a realtor you qualify for a Solo 401k, which has many advantages over self-directed IRA, here are few:Contribute 10X more than into an IRA (up to $61,000 per year per participant)Access up to $50,000 from your retirement account tax-free and penalties-free at any time prior to retirement via participant loan featureExempt from UDFI tax on leveraged real estateInvest tax-free using Roth 401k sub-accountCheckbook control without use of an LLC Custodian is not required = no custodian, transaction or asset based feesYou can read it in more details here:https://www.biggerpockets.com/blogs/2810/21298-sol...The bottom line is that if you qualify for Solo 401k - it would be way better than an IRA.

My idea so far is something along the lines ofReceive list of non-performing loans offered by a bank, Freddie Mac/Fannie Mae, some other source.Underwrite each loan to determine the price we are willing to pay, given the info providedSubmit bids on each loanPurchase the pool of loansReach out to each homeowner, determine whether new terms, deed in lieu, or foreclosure is best optionSell newly performing loans or foreclosed propertyDo I have it mostly right?