The people I referred to in this thread had complete distrust of me because some scammer had lied and deceived them.

Most people don't know that and I only learned about it when I was wholesaling vacant lots, that had houses torn down 10-15 years before and suddenly the demo lies and old water liens were deleted. 

On one deed lies my house and the rest of my parent in laws property and house.

Get some BRASS BALLS.People will lie to you, they will argue with you, everything you think can and will go wrong.

I'm looking for a good 'standard expenses for small apartments' spreadsheet in order to get some average calculations to get me started if anyone has one lying around.Thoughts?

Therein lies the true horror.We use a local property manager who has handled the section-8 transfers and local ordinances and taxes. 

Is this for the wealthy investor who has a couple of hundred thousand lying around or is this something someone new to real estate with little capital can do? 

I don't condone lies but you might have to in this situation.

The problem lies in my not having enough cash for the full 25% down payment required.

I recently discovered for a member on here that the seller was lying to him claiming 3 of the 4 units were deleaded.