save up that initial 20% for a conventional down payment, have another 20-30 % for repairs and emergency funds.  

Most hard money lenders I know are charging 2 points, and 10% interest.

If market research indicates a particular area is losing jobs faster than the national average, has a low population rate to begin with, and has a higher proportion of owners to renters, along with other indicators of potential issues, then I may be able to reasonably assume that it will be more difficult to find good tenants, more difficult to charge market rents, etc.

And without the potential sales pitch from the broker in charge.

My lender charged 14% interest only for one year with 5 points. 

So you can charge for any advertising or agent commissions if you use a agent. 

And with Roofstock’s “rent guarantee” program (essentially Roofstock promises payment 90% of rent starting 30 days after close if PM company can’t place a tenant, as well as covering initial leasing fee.).

I would charge extra for the month to month but that is my area.

I like the cash approach because you can be more competitive in your offers and still pull all/most of your cash back out to have very little of your initial capital tied up in it.

Side not Kellar Williams tells their new agents to charge 7%.4.