I am closing LTRs in the low 6's to mid 6's with 1yr prepayment penalties at par pricing (no points) at 75LTV on purchases right now. 

A DSCR loan (Debt Service Coverage Ratio) is another option that offers low rates, as these loans are based on the potential rental income of the property, However they are for investment properties only.

@Steven Lowe you’re putting way too much on Pong and not enough on Frogger!!

If they have low credit scores, shady history, and lots of heartbreaking stories, they don't have the money now, and they won't have the money after, and you will be sad to discover this one month down the road.

Some small local banks are offering commercial LOCs on investment properties, but the rates I've seen on these are north of 10%, have low LTVs, have to be rested once per year, have to be renewed every 2 years, and are callable.

It is generally a bad time to find a tenant (holidays coming up) but you might have some luck in that the supply of housing is probably very low in the city now.

Investigating Days on Market:When you see homes sitting on the market for 60+ days, it does raise a red flag, but it doesn’t necessarily mean rental demand is low.

To invest in these markets, connect with investors, research neighborhoods with stable employment, good schools, and low vacancy rates, and leverage local expertise.Good luck!

A mentor of mine with 400 units told me I can use a large seller credit to cover most of the down payment on a property I'm looking at. Any thoughts?

Investment Info:

Single-family residence wholesale investment.

Purchase price: $9,500

Sale price: $15,000

Tax defaulted property in Michigan