She needs someone who can think outside the box and won't be looking for opportunity to sell her on something for their own financial gain and are willing to provide a free preliminary consultation.

We all use private investors or NON/QM investors for DSCR but some again charge points and some do not because they UW the file (Mini-C).Most Bankers typically offer rate closer to PAR or less margin built into the rate.

I wanted your typical 3 bedroom house (not necessarily 2 bath) which cash flows.

@Augusta Owens here's some copy & paste info you won't find in a book:)-----------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Finally, network with other investors and start small to gain experience.

If the bank prices their debt based on the fed rate you typically see WSJ Prime + 1%.

**Navigating Inspections**: Section 8 inspections are stricter than typical tenant move-in inspections, and that can be a hurdle.

Starting with a smaller property or a few fix-and-flip projects can help you build equity, gain credibility with lenders, and better understand the process before scaling up.Securing funding for larger projects can be challenging without prior experience, but options like hard money loans might be worth exploring.

I’m in the process of getting my real estate salesperson license to gain access to MLS listings as well.

But this will also lead to future inflation.The issue is going to be the rich will get richer as they can live with lower cash flow but gain appreciation.