Greg was able to get me a great rate and was able to work through a couple of issues that could have tanked the deal.

For example, most Developers in the Seattle area are taking many properties and turning them to condos since that is a booming market with high rental rates And sometimes more conveniently built and accommodating then a SFH.

This alone is a significant factor in premiums going up (even when rates remain stable).  

I would say anyone who has done 5 flips is experienced and that success rate should be closer to 90% and up.

So why would we buy the cash flow at a rate of 6%?

That will get you looking at cash flow and end up in a lower rated area than you think.

It's pretty east to get into the 20% long term capital gains rate and 3.8% Net Investment Income Tax. 

My conversion rate was higher because they kind of look like a wedding invite.In regard to lenders, join meetups and local facebook groups and ask for referrals.I’m doing larger commercial deals now and found I wasted a Ton of money on direct mail.

Also lots of sellers have locked in <4% rates and don't want to buy at 7% new investors who dont have low rates will just deal with the new normal or historic rates.

Account Closed if you do a seller finance you could get a lower interest rate from HO then you can get at the bank.