There is a case for buying well-located solid assets that produce immediate current cash flow at reasonable leverage. 

What is the compelling reason for them to pick you, with your competitive rates, over someone else they've already been using with competitive rates? 

If you aren't a contractor or aren't getting rock-bottom pricing, what is the point?

In my mind sub to is for short term .. long term rentals is very problematic for many reasons. 

Quote from @Brian Rocha: I'm looking to secure a HML for a fix n flip in Florida and for now and am only looking to secure for the purchase price only and handle the rehab costs myself.

.- Gated community and in a reasonable HOA. - The home is 2 payments behind and already got a letter from the lender about future foreclose.

One quote has the items listed, shows the price of each item as $0 and then has a final total. 

For several reasons (property taxes, politics), I would prefer to begin real estate investing somewhere other than locally. 

BUT, let’s say for personal reasons you want to “stretch” for faster wealth accumulation.  

So you can understand why I was blown away to see prices half that or less with rents 1500-1800 in Duluth.