These lenders typically cover the purchase and rehab costs because they’re more focused on the value of the property than your personal financials.Rehab: Use the borrowed funds to fix up the property, adding value by making necessary repairs or improvements.

Typically I have my painter come in a "touch up walls" like 300 bucks max.

I'd advise against assuming the loan or seller financing in most scenarios...typically it is discussed because buyers think they can get something for nothing.

That’s crazy and not typical though.

State Farm and Obie Insurance are who I typically use for investment properties.

I ran a list, skip traced, and connected with the homeowner to educate them on typical paths they could take and work through if any of them were viable in their situation.

In addition they are slow to report minor leaks or at all as it doesn't typically impact them financially.Landlord paid utilities with multifamily can be a real cash flow killer if not handled efficiently.So most larger buildings I come across that are vintage almost everything is separated out except for the water.

There typically is not in commercial.

No Interest or Loan Fees: Hard money loans typically come with high interest rates and additional costs that can quickly eat into your profits.

Here’s my strategy and the issue:Current Strategy:Buy a property for $200k with cash.Refinance after 6 months to recover $150k, leaving $50k in the property.Use the recovered $150k to invest in another property, but I need to save up more money to repeat this process.Alternative with Hard Money:Use hard money to buy properties worth up to $800k.Refinance them later to recover my initial investment.For the hard money scenario, obviously I wont be buying them all at once, but rather buy a property worth 350 -> refi -> get HML -> repeat, until my money has ran out.However, hard money can’t be used for cash offers directly, as it’s typically a loan.