Frankly, most sellers won't even consider an offer that doesn't have a pre-approval attached, or if you can't produce it within a few days.

You may want to consider an alternate agent that more matches your fast pace.

Pulling lists from your county (tax delinquent, probate, evictions) or from the city (code violations) skiptrace the numbers and cold call them asking if they would consider an offer on their property.

If this is something you're not really interested in getting good at and your ROI requirements are modest, you may want to consider an REIT (Real Estate Investment Trust) or syndication.Bottom line: I'm sure you had a simpler answer in mind, but it's just not that simple.

I didn't even consider an addendum to be added stating that the tenant is renting from a transient facility.

If you're using a buy and hold strategy your best bet is to consider an affordable out of state market that cash flows well.

Consider an equity line on your primary residence.

One other thing to consider is with that high of a down your ROI and COC will not be what most consider an "investment."

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is expected to be higher, you may consider an umbrella insurance policy.

Is this call different for you than the typical "just wanted to see if you'd consider an offer on your property there at ________" used for other potential sellers?