I only have a single rental (at the moment) and a simple W2 job.

However, with high rates, the next mortgage would be very expensive, and a vacancy would be intensely expensive with two mortgages.

My client had some things come up that prevented her from executing, but these were some of the options I had put together for her, a regional bank, a regional CU, and a national bank.Reminder that NOI sizes CRE debt, and that's often what determines the down payment requirement, not anything to do with the client or particular lender, just the property itself.

I believe these systems only work if you have good employees, in which case a bonus is unnecessary.I provide strong compensation, some benefits like 401k, growth opportunities, and a strong work culture.

I've closed a bunch of loans with Kiavi, Roc, and a few with ABL, I also closed with RCN, Easy Street, Lima One, and some smaller private lenders.I've come to the conclusion that the experience at the lender is not globally good or globally bad. 

I am cross eyed by all the FB and Instagram gurus but one or two seem to be legit and I absolutely want a mentor and a team.

It's that simple.Doesn't hurt to have real hardwood floors and A/C as well.

Congrats on finding a property and a willing seller!

The only creative way I can see (obviously not knowing enough details) is an owner carry with you as the operator and a JV partner as the financial backing.

I have three properties in AR now, and as of about four months ago, two of them were vacant despite having two-year contracts on the properties.