If it's a QM you won't be able to close in a business entity like a LLC, although in some cases you can transfer into an LLC after closing.

But, more commonly, they bring in the capital, maybe do a site visit before closing, and ultimately just forward an investor email to the main operator, then forward the response to the investor.  

I hope I am wrong, but the above scenario more closely fits how the government operated in Trump first 4 years. 

At that time I'll attempt to structure a 10 year term unless I consider a shorter hold period in which I'll negotiate the lowest rate possible to fit a shorter term more closely matching my remaing hold timeline.

Offer Cash/30 day close 2.

That can be a tough part, but isn't close to half of the process.

Quote from @Stanley Nguyen: I have been lending funds to a close friend of mine for a rate of 8%. 

It's still a tough market to find cashflow but definitely more doable than areas close to Boston.

A purchase of $209k, $15k rehab, and ARV of $240k doesn't get you any thing back after you factor in all of the closing costs to purchase and to refinance.

.- Cities like Toronto will levy another tax (Vacant Home tax) equivalent to 1% of the current assessed value of the property if the property is not occupied (rented, owner-occupied, family occupied, all count as occupied)- Land Transfer Tax: while the Province of Ontario charges anywhere between 0.5 - 2% of Land Transfer Tax when your transaction closes, you should expect to pay this amount twice if the property is in the City of Toronto .