Wow-Kalimah:Sounds like a tough one, but despite that there is positive-ness in your dialog.When the going gets tough, the tough get getting.... and all that- jazz.  

It was to me, so profound, that it made me think back to one of my all time favorite movies, Kevin Costners, "The Untouchables" Sean Connery's character Malone, lay dying after being ambushed, gave Elliot Ness the name that he needed to put Capone away, and grabbed his shirt and with his dying breath said "what, are you prepared to do?"

The $60k would be a down payment but the COC return is there.Example525 N Van Ness Ave, Fresno, CAThree units. 5/2 main house and a duplex with two 1/1's.$130k asking price, owner will carry with $80k down$10.000 lipstick rehab as units turn over$1200-1400 (rentometer says $1650 but I doubt it) for the 5/2$600 for each of the 1/1'sYou are reading it right...

Poaching these from realtors then not using them is well kind of well you know... you can find all these docs at the business supply store.. out our way they are called Stevens Ness forms... there is one for most things.. and maybe even a sellers disclosure.. very few private deals involve a sellers disclosure form from what I see. and for sure its not used in the turn key industry.

A lot of what I’ve learned is very applicable to your situation so forgive my lengthy ness but it may help you out.Here’s my thoughts on the market that I’ve formulated through observation and personal opinions, not real hardcore market research backed up by numbers.  

The female's "petite-ness" or looks often lead to misconceptions of our potential, knowledge and possibility. 

There is NOTHING new here.Let me help you out with the things you don't know:There is no Bigfoot.There is no Loch Ness Monster.There are no secrets to real estate investing.The pyramids were built one block at a time.Mike

Also, not letting the grass get too tall before you cut it helps because the bottoms of the blades are usually lighter in color than the top.Adding iron to the yard is specific to increase green-ness and has little other value.

Hubby's Sister lives in Gardena off 156th & Van Ness.

The biggest difference I see in success or failure is two fold one stick to it ness and hard work..