This deal is too small for agency financing (Freddie/Fannie), so your best bet would be community banks (Quantum National Bank, American Commerce Bank, etc.) 

If you will be looking for agency debt then timing can be much more extended. 

This feels like an odd approach, but it also feels like it could be fruitful if something happens to shake loose.

However the 07 08 to 2011 2012 real estate crash was the big one.. and many investors who started their investing were able to pick the low hanging fruit..

Hi BP!! I'm a newbie, I have about 20k saved for my first investment property... I reside in the baton rouge, la ...just looking for a agent and also invest as well ..thanks in advance!!!

@Trevor FintonYou could speak to a mortgage broker or your local banks about a blanket loan but we have successfully acquired agency debt on a portfolio of 3 and 4 unit properties; but for agency debt, the loan needs to be $1M+.

I think the answer in that occasion was 25% of the receiving agent's commission.But that may have been the standard for agents within that company/umbrella (e.g., REMax, that might have been it but I don't recall).My guess is that the true answer is that, like commissions in general, there is no "standard" and it's whatever you can negotiate.I'd recommend asking your current broker or, if you don't have a great relationship with them, the broker you end up moving your license under.

Plus you will likely feel substantially more financially stable in a market that is growing jobs, reducing taxes and fighting rising crime with your ability to get tenants.I would say that your idea about staying in the 80's for age is a really good idea as they are less likely to have major issues and can just need cosmetic stuff to put them back in rental order.That being said out of area stuff is hard to learn on because of the distance.  

I've seen rates as low as 2.70% on commercial mortgages for agency debt to acquire multifamily properties. 

The access was really just more of finding out if it is allowed given that 1 in a thousand chance...i.e. one of the properties I am looking at for September still has a lock box for agents that my agent could theoretically access if we had permission, but as it is schedule for auction on the 1st, but I don't know whether I should be contacting the law firm or the lender to ask if it is vacant?