This was a ton of work and luckily we are both pretty well versed in such things.Because we did almost all of the work on this ourselves, carefully sourced the labor for those things we needed help on and purchased materials in the most penny pinching method you can imagine, our total rehab costs were $14,568.36 making our total investment $27,729.26.This was a very tough neighborhood but one that did have a good number of owner/occupants scattered among a fair number of renters.

By these later methods, I have found new *key* buyers who buy different kind of properties and in different areas. 

You can spot these deceiving types by their advertising, "learn the secrets to" stands out and is probably the most abused, as real estate transactions, methods and strategies go back in history.

Bryan - If you have any repeatable methods for being successful at foreclosure auctions, let me know...I'd be willing to pay to talk to someone who is doing it first-hand.

If you use this method, you'll also need to roll down a little lower in the corners, since the meeting walls will force the paint up.If you do decide to go with the spray shield, get as long of one as you can comfortably manage, and get one that is aluminum.

Only my newest tenant was required to use it, since the others signed their leases with the direct deposit to the bank method.

This usually signifies they have an expertise in something.- How long have they been on the site?

Yet I do like the idea of using that method combined with the M to M that @Michele Fischer mentioned. 

@Alan LaracuentaYou can get a loan for a commercial property with no money down by utilizing a variety of financing methods, such as a purchase money mortgage, an investing partner, or a hard money lender.

This is not to say this is the only successful method of real estate investing, but as I'm sure you're well aware, with current interest rates and overall market conditions, sourcing and acquiring LTR deals is difficult unless you're going off-market.