There are thousands of websites out there that are disguised as helping the public find the best of the best but at the end of the day its simply taking your info and selling it to a 3rd party as a lead.If you are trying to buy a home or an investment property and you have good to excellent credit you should always use an FDIC Bank or Credit Union.

I am curious to know what is the lowest I can expect interest rate to be + buy down with an excellent credit score.

I know Hunter is busy, but it seems like something more needs to be in place for people that have just onboarded, though maybe I'm just not being patient enough as I'm sure they onboarded a surge of people in conjunction with the really excellent production.  

The fastest I've seen personally is a few days, with a reinsurance policy through Metro Title (they were on Glenwood Ave in Raleigh, but I think they moved.)

@David Gotsill has summarized it excellently.

@Jarret Jarvis, thank you for the excellent suggestions!

My recommendation is to have someone put in excel and show you the actual numbers.

You've received excellent advise from others here.

Seller financing would be an excellent way of purchasing a small hotel/motel, but you'll need at least 25% down.

Thanks for the feedback—it really makes me step back and think about this whole situation.To answer your question about the hard money loan: I went that route because I needed to close quickly, and hard money was the fastest way to secure the deal.