., 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 wouldn't have any interest in buying something like this to hold since it would be so far negative cash flow wise on a monthly basis.

I'm terrified of doing all this research, finding a "dream" property, only for it to fail and negative cash flow. 

They only accept cash.

I'm open to properties were cap rate is around 10%+ and Return on Cash is 10%-20%. 

I'm struggling because the first 3 homes I bought were homerun off market deals 3-4 years ago w/ great cash flow and appreciation. 

There are probably a thousand different cities across the US that are still producing great cash flow.

The cash investor who "saw the property on zillow" but doesn't really understand what REO means or how the banks operate. 

Quote from @Isadore Nelson: Cash-for-keys, unless you're offering heavy sums does not happen in one afternoon. 

Purchase price: $35,000 Cash invested: $35,000 Sale price: $110,000 Purchased off-market from a tired landlord, this fix-and-flip involved renovating a distressed property with outdated features and deferred maintenance.