I should mention he is a very nice old man who gives up easily, so when he tried sending mortgage payments to 3 different companies and had his checks returned he gave up. 

You will find some burned out landlords, some divorces, some inherited property in any list that you pull   My parents lived in Waukesha, I haven't been there in years but it is a nice town that should have some off market inventory for you.

@Aaron KlattThanks for your reply, i have some money to invest for the beginning.The location that i thinks about is California state or Florida state.like i said i would like to hear what is the options in these areas and what kind of offers i can get there, example of good deal, good profit with low rick level and nice rental income.I also interesting in brand new projects for group of 5 people if there is such a thing like that.To sum up i am open minded and ready for start.Thanks again,Shay

Great work and super nice guy.

. +/- $15000 and there are several options within a couple blocks that have more architectural appeal.Apjones is a bit on the edge of the desirable business area for the non-family buyers.The weather this week is going to be very nice... there should be a lot of people out looking.

Let me know what you think.I have considered Expenses as:Vancancy, (3 units currently vacant)Cap Ex (likely to need to roofs soon, HVACs are newish, unsure of water heaters)Maintenance (assume 6% to keep up the property, will adjust after inspection)Lawn Care (currently $300/mo. assume I can keep that contract.)Taxes (Currently $3100)Insurance (not sure what to expect, guessing 1200/property)Flood Ins: Not needed in this areaThanks in advance BP community,Winn and Kaitlin Merwin

Wow, business sounds nice!

And to my surprise in nice shape!

Value add: I can change most 1/1s to 2/1s (its about a half mixed rn) adding some rental income . also there is room to build which I probably won't but it sounds nice.

Plenty of options depending on your goals.It's not quite the Sprint, since we're sticking to 25% dp rather than 50%, but it's definitely faster than Bulk, and you typically end up with a nice little portfolio of free and clear props in 10 years, give or take.