What type of fund offers 12%?   

So is the rider something I request before making an offer?

Starting with a small multi-family house hack is a smart move, offering the benefits of living rent-free and equity building.

Plenty of opportunities if you price your place correctly and you offer better options then local hotels. 

Your situation offers a lot of flexibility, which is a great position to be in.

This is NOT Business Credit.By establishing a separate corporate credit profile on the EIN Number (separate from the business owner's SSN/FICO), investors can access substantial business credit lines, capital for property acquisitions, and renovation funds without personally guaranteeing the debt.This approach creates a powerful financial firewall between personal and business assets while potentially generating a significantly larger (ROI) through reduced interest rates, increased borrowing capacity, and the ability to scale investments more rapidly.The education gap surrounding EIN corporate credit means savvy investors who understand and implement this strategy can gain a significant competitive advantage.

Additionally, I verified that the parcels are buildable and analyzed competitive market prices, which suggest high profit margins.

I recently learned that Fannie and Freddie offer financing that wasn't available to us for smaller purchases and I'd now like to pursue larger deals with this type of non-recourse financing. 

I may offer they can either pay 1,100 or 1,150. 

So, you, as an individual, may not get to the same rate that a MASSIVE national builder can...but you can certainly offer credits to the buyers to help buy down the rates.