But I no longer think it serves the majority of investors in this new market cycle we're in.

Their rates are good but boy, they looked at my financials and ask some funny questions such as asking for proof that I could withdraw funds from my SEP IRA account, and that I need to provide documentation to verify that  this employer sponsored retirement account allows for funds to be withdrawn, or if withdrawals could only be made in connection with the borrowers employment termination, retirement or death etc. everyday they sent me something new to answer.

Not bulletproof proof, but it helps!

Just note that you guys may end up in what I call the "1031 exchange until you both die" cycle.

If I ended up getting only the gas furnace, it was going to be 10k but both the gas furnace and AC were 18+yrs old and at the end of their life cycle.

As for submitting an LOI without proof of funds, sellers may still consider it if you present a well-researched offer, highlight your experienced team, and provide a clear financing plan.

But if you get in now and hold for the next cycle, by year two or three, those numbers will look way better.

I have 0 experience ground up construction loan program nationwide that does NOT require GC to sign anything, only provide proof of 3 C/O's (certificate of occupancy) over the last year I.e. built received occupancy permission now unit is on market or habitable. 700+ FICO I can get you 80%LTC loan to cost on the project on ground up construction for 1-4 units.

FHA gets a bad rap because sellers and many agents think it's only for people who don't have the money so if I had 20 percent, but wanted to use FHA, I would present a proof of funds with my offer showing I have more money, but am using the FHA as a financial option so I can get an investment property as well somewhere else.

Howdy fellow Memphis investors,
Any ideas for protecting thieves from pulling out the HVAC copper pipe? 
Specifically from the Caged AC Unit into the attic (concrete slab so no crawl space).
I was thinking of just ...