I used Investor’s Bank and wound up with a 5.25% 7/12 rate (locked for 7yrs and callable in 12yrs).

She has changed the locks so we can’t get in.

I would rather use my money as a down payment on an investment property rather than using to lock into a mortgage that isn't going to generate me any money at all.

So one of my deals I’m working on took me a while to get in contact with the owner but after following up we spoke and agreed on a price. i emailed him the contract and he said he didn’t like the dollar amount for the earnest money (which i had at $1 dollar) but instead he wanted $1,000 to lock the deal.

What I've seen is a savvy investor would make an offer and go into an option period to lock down the property, sight unseen.

However have heard of people switching their driver license over, locking one of the bedrooms up, throwing some stuff in it and claiming they are occupying the place.

I have learned a multitude of knowledge, connected with valuable contractors, and other investors and realtors who will just lend an ear when needed, have investment deals available or that I can call for advice.

The only thing close I can find are 5 year CDs for 3.0% - 5 year lock in for cash seems bad given rising interest rates and current inflation. 

If you can think of a legal workaround I am all ears.

You get to lock a price, step in and improve the property and then buy at the locked price.That said, it's up to you to decide if the market you're buying at is an up-trending market or not.