There have been a couple of times where I was I had offers on SFR's and from what I considered to be bonafide bidders only to to find out three weeks later that the money vision of the buyer fell through.

@Andrew Johnson I believe he means the amount that I used to to put in to invest?

The only problem Andrew is that the LLC has to have the money in the first place and there actually has to be a transfer of funds from the LLC to herself personally otherwise what you're saying is you're creating a Shell/fake note with an entity you own only to to convince a conventional lender that they are paying off a credible first trust deed note as a rate term refinance.In theory it sounds great, only when I asked a hard money lender to do a similar thing with their funds by funding with a larger note but only disburse enough funds to purchase the property  so that when I do a rate term/regular refinance I could get 75% of ARV (the total acquisition cost up to the limits of the note) they told me it was mortgage fraud so because there was no real funds allocated for the full note amount and that they were not comfortable taking the risk.

One thing I might try to to do is even put less cash into the deal and go 3.5 percent on one and 20 on the other.

Those are different but very good markets for me as well.The numbers vary with every deal, but basically, as an example: I use Subject To to buy houses I can cash flow.

And it can be done for Multi Family & flips (fast cash) too.I use “Subject To” to buy houses I can cash flow.

this is why we are trying to make it such that you pay or hotwater get cut off and you only get the cold water. if it is illegal to to this, then i guess eviction is the way.  

My concern with sending a letter (or hand delivering it) is I don't have a website or landing page to send them to, to lend me that professional credibility.

I use Subject To to buy properties and sell to buyers and hold the note.

I am thinking about sandwich lease option or 'subject to' to get a property.