If I pull 200k at 5% payments would be roughly 1600 plus 300/mo expenses.

I have an opportunity to raise capital with a private individual at a flat interest-only rate as a way to reduce interest charges and eliminate origination and service fees.

Add a pull out couch for additional sleeping.

We interviewed 3 realtors:Realtors:Realtor #1: 6% sales fee - very friendly but very "salesy".

I would suggest you consider the following ideas:- Can you put a HELOC on your primary house and pull out some cash ($100-300k) in funds to invest in BRRRR properties?

As I pull lists, I upload them into that system.

You’ll want to consider the purchase price, HOA fees, taxes, insurance, and the rental income you can realistically expect.

Rate will be lower than hard money, lower fees, and you won't have to deal with draws/draw fees. 

There is a lot more paperwork for these traditional mortgages and they will probably take 2-4 weeks longer, but you could save quite a bit in fees and rate.Otherwise, DSCR or a commercial loan is the way to go.You may be engaging in overkill if this is your first property and you are trying to put it into an LLC.

Over the home loan term, this can significantly reduce your mortgage payments.Closing costsReal estate investors must pay most of the closing fees when finalizing a mortgage and real estate sale.