Investment loan for under 25%

[John Paul Whaley]

Has anyone ever been able to secure a loan on an investment property for a rate lower than 25%? I realize that if it is possible, it is most likely rare, but I want to make sure that I am not spinning my wheels (or anyone else’s) by asking around for something that doesn’t exist.

Separate question: does being out of state make a borrower less appealing to a lender, regardless of the rate that the borrower is seeking?

Thanks!