No, but your risk is higher.Your best protections at this stage are:• Written emails confirming rent roll and deposits• The ability to issue MTM notices after closing• Any representations in your contract or seller disclosures• Documenting attempts to obtain estoppelsIf the seller refuses estoppels, that alone is valuable information.Try one more time to get estoppels.

Also once you pick your market plan a trip to visit that market every quarter or so and set up appointments with these contacts so you when you’re ready to roll you know who to call.

Feel free to ask me any other questions so we can get you rolling in the right direction. 

Two quick moves: tighten operations on that townhouse (leases, rent roll, expenses, reserves) so you know true cash flow, then decide your next lane—either a steady buy‑and‑hold in the same area or a BRRRR with a simple value‑add you can repeat.What market are you targeting for deal two, and do you have current rents/expenses handy on the townhouse to map your buy box?

A FHA 203k Loan is where the purchase price and rehab costs are rolled into a single loan.Assuming you have a respectable FICO you can buy, with a FHA Loan (3-5% down, a 30 year amortization schedule, and a residential loan rate).

The reno costs just get rolled into the property and depreciation starts next year.If it is ready to rent by year end, you can start depreciation and probably show a small rental loss even without any rent coming in.

The question is: if I can't rely on banks and have $50k in cash how can I invest in RE and keep my income and credit momentum rolling. 

Im not saying jump into something without doing your due diligence, but my success has 10x by learning by doing, staying in a property an extra year and half to refinance, and rolling with the tides of each market.Taking reasonable risk and reasonable action when you have the means always gives a 100% ROI over "waiting" for something cheaper, better interest rates, or it must cash flow immediately.

Tweet: Last quarter I rolled out Microsoft Copilot to 4,000 employees.$30 per seat per month.$1.4 million annually.I called it "digital transformation."

Normally when the same property has failing siding and roof, there are other building systems that are at or nearing the end of their useful life.Deciding whether to update kitchens and bathrooms or install new flooring are the optional decisions that need to be weighed against potential rent roll increases and impact on real estate value but items like roof and siding are not optional.