What happens to consumers buying habbit's for properties as rates go up or down, is that the buyer moves up or down in price point, but so do largely the buyers who can afford less or more than a specific buyer.

There's basically a strategy we use sometimes to shove all the consumer debt into the name of the spouse with a day-job, which frees up the investor spouse's DTI for debt covered by cashflow.

Utilization, credit mix, age of file, etc. all figure into the scenario.Utilization becomes an issue when it reaches 40% or so of the total or on any individual revolving account.I have a whole PowerPoint I use to explain credit basics to rooms of consumers.

I think I was reading in "The Millionaire Real Estate Agent" by Gary Keller about mind share and how consumers only have "enough" memory to think of just two or three agents at any given time.

It's costly and time consuming, but may be your only practical option to sell the property depending on the situation.

There are also some states that require a judicial foreclosure if you finance the sale yourself and your buyer defaults, making the deal much more expensive and time consuming.

Also, most hard money lenders don't want you, the borrower, to live in the property because the loan will then fall under consumer protection laws.

For some add'l context (this is also for the lurkers that'll come across this thread in the future), the last time a wholesale rep (a person who courts mortgage brokers for brokered mortgage business, representing a wholesale lender which can be a bank that also lends to consumers directly, a REIT, a CU, etc) called me all excited about their 80% LTV 2-4 unit investment program, their rates were north of 6% and ARMs.

The commission you charge yourself is one of your costs as selling as a consumer.

It's just too stressful and time consuming for my taste.