I can combine that with skip tracing type tools to put together a list of potential sellers and if we're still not getting very far, then I can consider costar again.

Here are some free tools to aid the comparisons:https://datausa.io/ > Quick Graph on theMarkethttp://www.city-data.com/ > Extensive Market Data on median income,population growth, crime, etchttps://www.niche.com/ > Combines Market analysis with Reviewshttps://www.point2homes.com/ > Market Analysis with cool graphshttp://www.justicemap.org/ > Income Map at neighborhood levelhttps://www.deptofnumbers.com/ > Data on Employment, Rent, Income, GDPhttps://www.census.gov/quickfacts/fact/table/US/PST045219 > Population and Demographic infohttps://multifamily.cushwake.com/Research > Great Market reports on all Major Citieshttps://www.berkadia.com/research-and-resources > Great Market reports on all Major Citieshttps://alndata.com/market-reviews/ > Multifamily reports on all Major Citieshttps://www.apartments.com/ > Rent Compshttps://www.rentometer.com/ (edited)

@Byal Thomas based on what @Dan Schwartz posted, it appears prepaid rent cannot be collected if the total combined with deposit is over 1.5X rent.

At the right price for somebody who has the resources to give the place the love it needs this could be a really great property;   there is a path to fixing all the substandard issues from what I could see,  at the cost of combining two studios into a 1br and losing the (unused, also low ceiling) garages or maybe converting them to a utiltiy basement and using that change to drop the floors in the low ceiling 1br.

An investor's margin account contains securities bought with borrowed money (typically a combination of the investor's own money and money borrowed from the investor's broker).

Obviously, the intrinsic value doesn't increase much but market forces is bringing up the price due to more money supply combined with cheap money in public market, so house is being used now as inflation hedging tools.

But i'm not sure if this should be combined for multiple unmarried) tenants?

My goal is a combination of your first paragraph in a large property but obviously this is all centered around cash flow.

I think you're in the right space, I've made more progress with real estate in the last year and five months then the last decade combined.

Combination of decent cash flow and appreciation.