I've done a few deals where the bank offered purchase + rehab funding up to 75% ARV, and then it converts automatically to a normal mortgage loan at the end of the rehab. 

I wanted to reach out and offer some assistance with your question.As someone in property management, I’m pleased to share that we’ve had significant success with the Section 8 program.

I looked at Sapphire pretty hard last year, and made a couple of offers there, but in the end decided it wasn't the market for me.

Or does one product typically offer better rates?

A revocable trust offers excellent estate planning benefits but provides limited liability protection and no tax advantages, while irrevocable trusts provide stronger protection but less flexibility.

I find properties on the mls and send them to the agent with the offer price.

@Christopher Smith there are many...but in my opinion really only three companies out there that offer the ability to 721 into a large and diversified REIT that i'd feel comfortable with. 

Do you offer mentorship/coaching in real estate investment?

If you want a registered agent, there are services offering that starting at $40.

The lenders that offer the 203k renovation loan are telling me that DPA cannot be used with it and this is in Ohio.