They will have more accurate take on prevalent Cap Rates than brokers, who have an incentive to massage the numbers.

Minimum loan amount for this right now is $55k.If you can massage your income numbers and qualify for a 5.25% or a 4.25% (pretty amazing) on a landlord loan, then do that - but if you find you are passing over deals, then give this some consideration. 

Interest only loans are horrible UNLESS you are absolutely confident you have a big value add upside in the future.Often I see investors massage debt with properties to make numbers work when instead they should not buy the property at all or negotiate a way different pricing when purchasing and underwriting.Interest only loans, short term fixed debt then goes to market are time bombs with tenants with long term fixed leases.Now if I am doing value add with big upside then of course interest only can work in a lot of cases because I do not care much about cash flow going in but the equity multiple later on.

Maybe a co-working space or professional like a builder/remodeler, real estate brokerage, mortgage broker, therapist, chiropractor, massage therapy, dentist, doctor etc.

They get used when people first move in, but after that they just get used to massage sore muscles with the jets.  

I feel like I am running these numbers very conservatively but wanted to see what people think about the numbers below 215k purchase price15% down 1436 piti2400 rent (>1%)5 vacancy 10 pm5000 year reserves2800 year maintI’m very close to positive cash flow on this but I wanted to see if this is just a deal that needs some massaging or if there is a flaw in the way it’s calculated.

It actually has another whole side to the house which used to be a beauty/massage parlor which we plan to renovate into a 2br/2b as well but that will take a bit more time. 

The sad reality is that you'll only get a low offer past a listing agent if they take it seriously, which they will once you massage them and get their guard down.

LOL  That's not new.In this low savings return environment,  it's a great time to hone, massage and expand our private lender network. 

There are some things you can do to massage the structure like have a large loan premium which is paid at refi or sale of asset