Following what others have shared on this thread, you may find good investment opportunity that does not fit into the 2% rule, but still makes great sense to purchase.  

I guess with a question like that any answer can fit.

Sounds like a great deal but if you can't take it down yourself you should definitely consider a partner.That being said, a hard money lender may loan you the whole amount if the project fits their model.  

Always confer with a lawyer, particularly one who specializes in this type of knowledge as I have come across ones who are just as ignorant about these laws and regulations. 105 CMR 410.000 MINIMUM STANDARDS OF FITNESS FOR HUMAN HABITATION940 CMR 3.00 3.17: Landlord-Tenant254 CMR 7.00 Apartment RentalsMassachusetts General Law Chapter 186Massachusetts Security Deposit Law: One of the most neglected rental laws in Massachusetts and one of the most disputed between landlords and tenants.

Plus, they have excellent interest rates compared with banks.Nicki Schreibvogel is a great real estate agent who works hard to find the house that fits your needs.

Julio if the scenario fits the criteria to use a HML then yes.  

Obviously others have different things that are important to them and that is fine :) we can all landlord as we see fit

Trying to see the scam angle if they would send the money to the seller directly.

This proved to be low-stress and a good fit for helping keep cash deployed when my time was already being spent elsewhere.Once getting out of the Army, I moved to the Lehigh Valley.

Being told that there are offers in hand might mean that there are 2x and one is 200k under ask in cash, or an 100% seller financing that does not fit the seller’s situation and either are not anything worth taking action on, but they are still offers.