In today’s market most homes will be worth more than their outstanding loan balance unless they are VERY recent purchases with little to no money down.

Could have held until this winter and gotten his occupancy up to around 80% and would have added another $500k to the value.Downpayment $310kAll in cost plus loan: $1.3mmSold for $2.4mm; with 250k seller financing for 5 years. 

Two things I remember that probably don't happen today: -First property was a no-doc loan, technically low doc because you still had to provide information but with 30%+ down pretty much anything you wanted was yours.

Here’s the bottom line; unless the deal is VERY large, or the sponsor is going to syndicate a large number of deals, the investor will make more money purchasing the property theirselves with a option low to moderate interest rate loan.  

Based on our 1031 and commercial loan, we are trying to figure out how to separate out some of the duds.

Wouldn't hurt to look in to both to give yourself the best chance at finding the best loan product. 

I don’t have a loan on the property and hold it cash, but, if I sell it would lend the profits as hard money and earn 10%+. 

Example: If you take out a loan for 7% you would want to make more than 7% to make it worth it, and probably significantly more.

Its a tiny loan for any institution.You'll have to get hard bids from a local GC, but maybe $110/ft?

We process, underwrite, close and fund the loan.