You'll get people here telling you all their voucher tenants are stellar, nice, kind, caring people with bad circumstances and are the most respectful tenants ever. 

Has anybody worked with VRM and Vendee programs within the last 6 months, what have been your experiences, good and bad? 

Quote from @John Williams: Has anyone been on the lender side of private money and had a bad experience that they are willing to share?

I felt bad as I did forget that it was an ESA but she apparently still got approved.

I could give you the good, bad, and ugly of investing in Colorado as well as the good, bad, and ugly of investing out of state or in a syndication.

Why do you say Rochester is a bad area to invest?  

Unless you can weather a storm of bad ROI for the next few years I say you cut your losses. 

Is the crime that bad in Houston, I didn't realize.

There are bad and fake "gurus" out there, but Joe is not one of them and he is one of the two mentors that gave me exactly what I needed to get started in my real estate business. without him, I'd still be in my 9-5. thanks @Joe McCall

Freddie Mac Small Balance Loan (Dauphin County, PA)Loan Purpose: Permanent Financing (Refi & Acquisition)Loan Proceeds: $1,000,000 - $7,500,000Loan Sizing: 70-75% LTV; 1.30x DCR (Small Market) Amortization: 30 YearsLoan Term: 5-10 Year Term (Fixed), 10 or 20 Years (Hybrid ARM)IO Term: Partial Term IO (70-75% LTV; 1.30x DCR); Full Term IO (60% LTV; 1.45x DCR)(Small)Rate Types: Fixed & Hybrid ARMRate (Est): 6.10%-6.60% (Assumes Mission Driven)Rate Lock: Rate Lock @ ApplicationNon-Recourse: Non-Recourse w/ “Bad Boy” CarveoutsPrepayment: Standard - Greater of YM or 1.00%Flexible Prepay: Flexible Options – Stepdown & Extended Open/Par PeriodsRate Buydowns: Yes – Rate Buydowns Available Up to 2.00%Assumable: Yes – Assumable LoanCash Out Refi: Yes – Cash Out Refi OKFannie Mae Small Loan (Dauphin County, PA)Loan Purpose: Permanent Financing (Refi & Acquisition) Loan Proceeds: $1,000,000 - $9,000,000Loan Sizing: 80% LTV; 1.25x DCR (Nationwide Market)Amortization: 30 YearsLoan Term: 5-30 Year TermIO Term (PTIO): Partial Term IO @ 80% LTV; 1.25x DCR IO Term (FTIO): Full Term IO @ 65% LTV; 1.35x DCR Rate Type: Fixed RateRate Lock: Rate Lock @ Loan CommitmentRate Structure: Treasury Yield + SpreadRate (Est.): 6.50%-6.75% (Assumes Mission Driven)Non-Recourse: Non-Recourse w/ “Bad Boy” CarveoutsPrepayment: Yield Maintenance; 1.00%; 3 Mos Open @ ParFlexible Prepay: Flexible Prepayment Options Available Escrows: Taxes, Insurance, Replacement ReservesRate Buydowns: Yes - Rate Buydowns Available Up to (1.25%-2.00%)Assumable: Yes – Assumable Loan Cash Out Refi: Yes – Cash Out Refi OK