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Hi Stacie, Have you looked inot DSCR loans?

Rates tend to be 25 to 50 basis points above commercial (5+ unit) apartment building loans, and 50-100 basis points above residential (1-4 unit) loans.

If it is someone you know you can give them a straight return as if its a loan - can provide a lower interest rate to provide upside - it really depends on the lender and what are they concerned with and what is their risk profile. 

More on DSCR loans: DSCR loans won't use your income to underwrite the loan. 

City proper has been on 5 year bear market completely unrelated to anything political, the suburbs have been adding inventory since the summer but are still very low but any measure and have actually gotten tighter the last few month, while I am open to the idea these cuts could eventually have some effect on the market, about 20% of the dc area is federal employees, let’s say the federal government cut the work force 25% which would be huge, that’s 5% of the population, but a good number of those people are either two income households where one person works in the private and/or the person being laid can go get a similar job in the provide sector l, the percentage of households who would be forced to sell thier house over this is likely in very low single digits.

This seems to be a VERY good deal for a BRRRR and I think you should be able to find a local lender (bank or credit union) that would finance this with a DSCR loan.

It is a small town, definitely a tertiary market right now, but that is where opportunity is going to be found.I think LTR, in the right location, can provide enough revenue annually to cover all holding and leverage costs while the resident pays down the principle and the demand in the city sustains slow and steady appreciation. 

I would look at the DSCR loan as the first option.By the way, I suspect you are going to be disappointed by any refi appraisals   ADUs typically appraise poorly   JADUs can lower the property value Vs having the space as part of the primary unit.  

Over months of working with her, I encountered severe issues, including:Lack of Communication & Accountability – Corina ignored multiple emails for weeks or even months, providing misleading or vague responses instead of real updates.