The question I have is, if I get a hard money loan, can I get enough to cover the closing costs and realtor fees and other associated fees?  

Not only is it a costly and hasselsome process to establish such, but at end it's an association of 4. 

I don't know enough about the start up costs associated with the ATM units but I am generally against businesses that have a short shelf life and here we have one we are fairly confident will be deemed obsolete. 

But for the best local advice, make local connections in the market with Host groups and Rental Associations.

The Rental Property Association of Wisconsin has monthly meetups, next one today RPAWI .org

You can do less than 20% down (as low as 3.5-5%) if you intend to occupy the home for at least a year.2) There will be an HOA (homeowners association) which restricts rentals, so be sure to read the CC&Rs (governing documents) to ensure that your rental strategy is allowed, even if you intend to live there at first, eventually you'll be transitioning it to an investment property, so this will be important.

And you've joined one of the best communities for all things real estate investing.1️⃣ Download this ultimate beginner’s guide: https://assets2.biggerpockets.com/uploads/user_file/file_object/1694/UBG_2018.pdf2️⃣ Read BP beginner books on investing: https://store.biggerpockets.co...Also read, Rich Dad, Poor Dad by Robert Kiyosaki3️⃣ Subscribe to BP podcasts or YouTube channel and watch their webinars. 4️⃣ Ask questions here on the forums.5️⃣ Visit (join) a local (and legit) real estate investment association.6️⃣ Consider joining a BP bootcamp: https://www.biggerpockets.com/blog/real-estate-investing-bootcampsI wish you all the best in your investing journey!

Link from Mortgage Bankers Association on forbearancehttps://www.mba.org/news-and-research/newsroom/news/2024/12/...Link on Delinquencieshttps://www.mba.org/news-and-research/newsroom/news/2025/02/...https://www.housingwire.com/articles/fha-va-mortgage-delinqu...Anyone concerned about this?

Insurance cost is a huge problem here for all Associations.   

There is a monthly fee associated for this but if the tenant is serious you can offer it to them at cost.