Here you would continue to find borrowers and fund loans with your own money.

Can I just fill out a grant deed myself and create a loan document and have them both recorded together?

Some portfolio or private lenders may waive this rule, so it’s worth exploring.While waiting for the 6 months, finalize renovations, stabilize the property with tenants, and ensure all paperwork (leases, receipts) is organized.

The provisions in the second contract govern the final close so you have to check for discrepancies that would invalidate your contract's provisions with the seller.

Va loan

If you can get a loan at the 6.5%, you're saving another 5k a year off your estimates. 

I've had commercial loans with my CU but all others through brokers, and they've all been sold within a few months then had issues with the loan servicing companies/ the banks they sold my loans to.

Start by researching areas that fit your goals, understanding financing options like FHA loans, and using the 1% Rule to evaluate deals.

The loan rate is 12.78% over 24 months.

I have purchased apts. in foreclosure because the lender did not know that they had negotiated a non-recourse loan with the owner.