I would say the same for employees who need say a second advance on their wages (we allow one).I am willing to make a personal loan if an employee really needs it and you could consider doing it that way with a tenant in need.

Classic 30 year, fixed rate loans.

Questions:- Commercial Loan - what are the best terms to target?

Real estate loans are taxed as you pay down the principle, not when you borrow the money.

Does anyone know anyone that does 5% for a vacation home loan? 

The idea is to find a pocket or neighborhood that offers the right combination of estimated ROI and rental demand, giving a balance of cash flow and tenant demand.In my view, this approach provides a more reliable signal of demand than relying solely on pricing adjustments or short-term market trends.

@Drew Sygit Cool thanks I'll look into DSR loans! 

Most hard money loans will not cover rehab costs.

Typically when you see "cash only" the agent doesn't believe the property can pass a home inspection which isn't relevant for construction loans in most instances and there are plenty of banks, hard money lenders etc. who offer construction financing on distressed buildings.

Don't forget to account for the cost of the appraisal or any other vendors...an appraisal and survey will over $1000 combined, for example.