I am thinking of getting a list of leads and using the owner info to mail postcards or letters to find small multi family.

You could tap the $400k of equity in your primary, but that's a slippery slope with the little financial discipline you appear to have and could quickly lead to bankruptcy.

As loans are offered on preREO at a discount, a payoff or reinstatement would typically generate a good return for the preREO investor.

-Cons: On sale of property, the new owner would have to start from scratch on the income generation.

By systematizing these areas, you can shift from a reactive approach—where deals dictate your strategy—to a proactive model that generates high-quality acquisitions with reduced risk.2.

If you have complicated leads, you're looking for advice, or you just want to connect, please hit me up. 

Spending a healthy % for a reliable company can make your life easier and lead to more growth as you free up your time.

I'm sure the property was built before 1978, meaning in must have lead testing done before any tenant moves in and at every turnover.

., 10-year interest-only options), and non-recourse structures.Competitive Rates: Recent transactions show rates ranging from 2.69% to 4.65% depending on LTV (55%–80%) and property type.Lender Specialization: Some lenders excel in specific areas:Greystone and Walker & Dunlop lead in Fannie/Freddie volume and large-scale refinancing.Arbor Realty Trust is praised for smaller-balance loans and flexibility.CREFCOA offers streamlined refinancing with 45–60 day closings and cash-out up to 80% LTV.HUD 223(f) loans provide 35-year fixed terms, ideal for stabilized properties.Questions for the Community:Have you worked with lenders like Greystone, Arbor, or Freddie Mac?

In addition, we pull our own comps and use Lightning Docs to generate our loan documents.