You should be able to shop local lenders and credit unions and get a much lower amount of cash out of pocket while still achieving your goal of 75% or even 80% LTV on a commercial note.

I also believe those deals are quite rare and virtually impossible for someone living in Oregon achieve..

Are you targeting single family homes or multi-family units?

Did you achieve significant sweat equity?  

Depending on your target market, you'll still be able to find some good deals (depending on your strategy).

With the right strategy, patience, and long-term mindset, investors can achieve financial freedom and change their family's future.Good luck!

We're currently looking to purchase a property for <$500K so Phoenix is not a good fit necessarily for this first investment, but may consider increasing our target price for future purchases.

First thing I'd recommend is figuring out your target market.

The targeted returns are net of all fees.

One of my target markets has many large single family - 4 units at lower price points and I think it’ll be a good entry for rental income.