I don't want to implement a RUBS program for such a small building, I think I am going to give Guardian  try, I sent them an email to get the conversation started, thank you @Lucas Bennett

So, I took a pretty involved short sale training class/certification (Certified Depressed Property Expert).

Our escrow company needs a Trust Certification for escrow.  

I am going to the Buying Summit in Las Vegas next week with the Yancey Program. 

again, and again, and again.From looking at government programs, I could become an O/O for 3-5% down, depending on if I do an FHA or Homepath loan. 

In most cases there are stringent requirements and tax issues for withdrawals but they offer a loan program with pretty reasonable interest and terms.

BP is great and another alternative if you dont mind spending $40 go to office depot or staples and by the program.

We also feel into real estate through my first job out of my graduate program working form a commerical/apartment company as the owners executive assistant and buying/renovating a foreclosure that we turend into a rental. 

When the GAP program gets enough for the next property he buys that house, and keeps the rest invested in the GAP program.  

I actually bought the Carlton Sheets program in 1988 and NEVER opened it!