I'll bet you a cup of coffee no one has working keys.

Kieran, the best bet here is to refinance with a DSCR loan.

Do you want your son to bet the financial outcome of his 20s on this seller's ability to make good choices? 

If it's more complicated eviction.com may be your best bet to use they are pretty cost effective.

Your best bet is to find and contact all of the top local wholesalers and go to work for one of them and see what they do right and wrong and see if it's even a business you like.

We do want to settle in a little bit here while continuing to do our homework, but hope to get into something in the next 6-12 months.With the way interest rates are looking now and what little I see on public listings, I think a smaller multi-family that needs a little rehab would be the best bet. 

Haha I bet there's been some crazy stuff out there but the one's I'll put up will definitely of better quality and insulated.

If not, hard money is probably your best bet

THANKS Your local credit union might be your best bet.

Quote from @Antoine Black: I have a house that free and clear and I'm trying to tap in the equity can any one help  Hey Antoine, As Mike stated, your best bet is a local credit union.