Upon closing my single family construction my home had about 25% in equity on day one(in 2018 in Tennessee). 

I have close to 1,300 units now of days.

Will likely take longer to close than a traditional hard money (they have to order an appraisal, satisfy lender conditions etc..).

My duplex - built 1989, 2,060 sf, 2 bed/bath, 1 year old roof, value if I subdivide (county already approved) and sell each separately $150k each ($300k total)Investor duplex - built 1995, 2,300 sf, 2 bed/bath, 5 year old roof, value around $310kThe investors initial request was for an equal trade and they would pay realtor fees, which I replied wouldn't be equal due to buying/selling costs (recording fees, title insurance, closing fee, survey, inspections, loan fees, 1031 fees, accountant fees, repairs), taxes would increase due to new sale price, I'd trade a 3.75% mortgage for a higher one, and I'm on the 10th year of a 30 year loan so resetting that to a new loan would restart amortization and pay more towards interest.

Congratulations on your impressive success since 2021—that's quite an achievement to have closed over 100 transactions in such a short time.

Try to stay close to the median home price for that city. 

I get into contract in my operating company and then assign the contract to the new LLC prior to closing.  

Hello everyone,I just closed on a house and am exploring the possibility of turning it into a mid-term rental.

Are there any options for lower down payment loans in general or even for college students?

That 2nd requirement is  what makes it close to basically impossible with a W2 job.