Like Brent stated, you could look to do a fix/flip and then if the market supports it, leverage this property to scale up into other properties.I think the only thing that I can add is to identify your goals (short term and long term) and to research and educate yourself about interest rate trends, options, and about investing in real estate.

If I had to find a deal to save my life, I guess I wouldn't make it.

Hell, if you brought $200k+ of you and your friends' money to a deal, I'm guessing they would see a lot of value in that. 

My guess is you are never going to see another dime and you should have issued the eviction notice the day after rent was due.

I guess my main question is with the 10k cash I have & credit score what route should I take to buy an house and be able to afford rehab.

I couldn't find contracts for two windows; I'm guessing they had been installed by the person who sold me the building. 

That's my thinking but I'm just guessing the cost would be astronomical...

Why do you want to move money they can use at 15 for education to money they can only access at 65?

Hey @Jaron Smith, I'm not an expert with HML as I'm still new to them so I would recommend a few things that I am doing myself to gain more education on the topic. 1.

An investor who's buying properties with cash (and therefore doesn't have a mortgage payment) or is self-managing (and doesn't have the cost of a property manager) can and should expect more cash flow per door than someone like myself, who is leveraging my properties and hiring management to handle the day-to-day operation and tenant interaction.I would also guess that most investors have a CoC Return criteria, because it's smart business to understand what kind of return you're getting on the hard-earned money you're investing.