Established borrowers are not paying interest of loans that have matured and WE the investors have our money stuck doing nothing.  

FHA loans with low down payments are ideal for this.In the meantime, focus on improving your credit score and maintaining a solid financial foundation.

@Chris CoreTo find cash-flowing properties for your first investment, focus on house hacking with an FHA loan, finding properties with rents that cover your mortgage payment, using real estate investment tools like BiggerPockets, and analyzing deals in emerging markets with strong cash flow potential.

Also, interview at least 10 lenders to secure the best loan terms.

.- cash out refi loans have higher rate than if cash out was not occurring.  

As far as the loan goes, you'll find that most lenders are okay with $75k+ purchase, but not as many will go below that.

Regional bank financing with a construction loan How did you add value to the deal?

If anything I would consider paying down #3 by $75k and recast the loan to lower the payment. 

This is highly specific to the loan product and the lender.

Quote from @Luis Maza: Hi all, returning to the game this year and would like to pick your brain a bit, we started working with a wholesaler that will send us properties here and there with the "wholesale" price, but every time we check the properties and add the numbers, the margins are, well, I am not sure, too low perhaps, maybe we are getting to picky, but this is my dilemma for example...Today we got a property, wholesale price 300K, rehab about 50-60K, ARV is about 440k, but with the cost of hard money, we have about 100k cash, hard money interest at 11%, keeping the property for 90 days while we finish the rehab, closing costs,  commissions, we ended with 30k profit before taxes, while it sounds appealing, adding up all expenses and cost we ended up expending 50K on rehab(labor/materials) and about 50-60K with cost of the loan, interest, commissions, etc, everyone makes money, happy with that, but it seems that we are working to produce a 100k for everyone else, while we make 20-30k if everything goes well...In my opinion, we are not really getting "wholesale" price, it seems that we either buying to expensive, rehabs are much more than we would like to spend and the cost of borrowing that money is too high...We came up with thoughts as: lets fund it ourselves with money from a close friend/partner that we will bring in, and that would save us 10-15k here and there, but still, is that the norm now?