It's how I've maintained a perfect bond rating and managed my business with the CSLB>I've read many of your posts and am aware that you feel that you can decide when you want a permit or not  I would word it differently.  

I have met some private investors that are interested in helping me with the funding of my flip, but I haven't found any properties yet.

I would caution against using security deposit funds during a tenancy if you can avoid it; you want all the funds available at move-out in case you need them. 

With no credit score the interest rate would be based on the lowest credit bucket.

The reason I ask is because most deals I see on Crexi or Loopnet or anywhere else create negative cash flow under 7 or even 10 year terms with 7% - 8% interest rate.

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You just need the right funding to make it happen.

Higher rates and tremendous demand for inventory by both owner occupants and investors have resulted in an inventory shortage all over the US - in Oregon and in Ohio.Hope this gives you some things to think about. 

Or at least what are investors looking for today as far as return and cap rates?

Current HELOC rates are typically 8-10% depending on your credit and lender, though some banks offer promotional rates.