He prides himself on having "realistic" standards and claims to value inner qualities over appearance.

I ask because it appears I can make this work by rotating occupancy throughout the 12m between my old primary (now refi'd to an investment property) and the new primary.

The overall trend of the 10-year treasury appears to be downward reflecting as well right now, with the most recent high of 4.8% on 1/13/2025 failing to touch the previous high of 4.98% on 10/19/2023 and now sharply falling to 4.62% today (1/24/2025).

I'll do something that appears to be taboo on BiggerPockets, I'll share my rates and fees.Today, we were quoting interest rates between 10% and 12% for (1) a first-time flipper - 0 flips, (2) with a credit score in the 740's, and (3) putting only 10% down with us financing 90% of the purchase price and 100% of the rehab.

If you offer more $ for the property than the all cash offers AND you appear to the seller to be highly qualified in the method you are using for sourcing the payment, at some point your offer will be more appealing than the all cash offers.I don't understand why you would consider a 1031 for another property in two years. 

Good Afternoon Mike, It appears that you did not read and comprehend the automated message so I will help explain it more broken down for you.Your first email was sent on 03/31/2023 which then started the 5 business day window for us to respond.

Get a quote from them or get the fire marshall and the electrician at to the home together and walkthrough what they want to do and have fire marshall review to see if that appears acceptable to them.

They don't care about doing the right thing they care about hooking, selling and maintaining appearances just long enough to win business. 

This appeared to be everything I was missing.

Often the hard money lenders that appear to offer the best leverage actually require more cash when looking at the entire picture.