@Josh Hollman To tackle your $100K credit card debt and prepare for a second rental, consider using a HELOC or Home Equity Loan on your primary residence to consolidate the debt at a lower interest rate.

And if not, what groups or people do you recommend I talk with regarding private money lending for amounts that would allow me entree into Sub-To deals that require lower capital entree fees?

I have seen, and used myself in situations I financed, the following scenario which can sometimes be used to “finance” a particularly attractive property especially where the purchase price is being executed significantly lower than appraised value.  

A DSCR loan on this deal would have a much lower interest rate than a business line of credit.  

A good PMC screens for and attracts the right tenants, for a much lower price. 

The little guy with $5k to invest and financially clueless will accept higher risk, lower returns .  

Shelby,You refinance the home that has the most equity so that you can get the Max cash out at a lower LTV for the lower rate. 

That way you also would have a lower loan balance (because each month you have been paying down the loan) and there may be some appreciation.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

I am a Realtor in Madison, WI and so far as stated earlier, other than an offer of compensation no longer being listed in the MLS, not a lot has changed as far as sellers typically being agreeable to pay buyers agents at closing a buyer agency commission, and sellers just viewing that as a closing cost and focus on reaching a net proceed number they are happy with (if competing, one buyer may ask you to pay their buyer agent fee, but at a higher price where you could still net more than a lower priced Offer).