I have more TIME than CASH.

.: Anyone with experience (and/or referrals to lenders) with non-recourse loans?

Additionally, you can find the 1% rule and positive cash flow here and get amazing appreciation.

let's say you buy a home for $50k cash and put $100k into it.

Our team has analyzed every zip code in the US and Durham, Maricopa (the city), and parts of Raleigh have the best chances from the places you listed but would still be very challenging to cash flow these days.

The rates vary throughout the State because of the different millage rates and tax districts, but in Richland County for instance, the taxes essentially triple once it goes from legal resident to non legal residence. 

But if you've owned the property for less than 12 months, cash out won't be an option other than a DSCR... 

If you are approaching your balloon payment on a seller-financing deal, I understand that.

., 10-year interest-only options), and non-recourse structures.Competitive Rates: Recent transactions show rates ranging from 2.69% to 4.65% depending on LTV (55%–80%) and property type.Lender Specialization: Some lenders excel in specific areas:Greystone and Walker & Dunlop lead in Fannie/Freddie volume and large-scale refinancing.Arbor Realty Trust is praised for smaller-balance loans and flexibility.CREFCOA offers streamlined refinancing with 45–60 day closings and cash-out up to 80% LTV.HUD 223(f) loans provide 35-year fixed terms, ideal for stabilized properties.Questions for the Community:Have you worked with lenders like Greystone, Arbor, or Freddie Mac?

I've talked to a ton of lenders and if they know it's an investment property, you're looking at 15-20% down minimum (non owner occupied).