Quote from @Yogendra Joshi: Hello All - I and my wife own a house in Cumming, GA and currently we have 6 months emergency (66k) and currently also sitting on another 85-90k ready to be invested in Real Estate.

Lenders use credit heavily, so start here.Build (or confirm) a 3–6 month emergency reserve separate from your down-payment fund — lenders like to see reserves, and you’ll need cash for turn costs.Track your true monthly budget (income + non-housing expenses) so you know the exact amount you can afford for mortgage + repairs + vacancy.2) Down payment & assistance options (2–8 weeks — explore)As an owner-occupant you have a few low-down options for 2–4 unit homes: FHA allows 2–4 unit purchases with as little as 3.5% down (you must occupy one unit).

But as the loan will be based on the estimated current rent of the property (appraisal), what options are there to buy a property that needs a lot of work?

The current RE scraps have little interest.  

I currently live age home with zero rent which is something worth mentioning.

Current tenants are wonderful surprisingly.

The increasing number of listings, longer average DOM, and declining net sales prices reinforce an old idea: buy way below the current market price to have more 'wiggle room'. 

Currently have a tri-plex in Tucson and looking to add multi-family.

At the current AirDNA estimate I would have to offer 60% below asking to finance them. 

It could be worthwhile to look at with your current lender.