I initially offered $200K in cash, but the seller countered at $240K.

There is some financing available but it's rarely used, as it's extremely difficult to make a deal profitable given the lending conditions.

Telling sellers everything wrong with their house and justifying your offer with repair costs doesn’t build trust—it kills it.

Also review what others offer.

They are being offered discounted rent, free gym memberships, free cable, etc.

@Yael DoronIf you're working with a $150,000 budget and aiming for high ROI through rental income, consider nearby areas around Phoenix that still offer affordability and growth potential.

The drawback is you need to build trust and relationships upfront.Both have their place, but private money tends to offer more flexibility, while hard money is more structured and accessible if you lack personal connections.

So you're going to get responses from a lot of people that offer coaching.

Unless you are someone who is going to take advantage of the leverage offered in an FHA loan, I am generally in favor of purchasing investment real estate in an LLC.  

Traditional bank loans can be slow and have strict requirements, while hard money and private lending seem to offer more flexibility.For those who’ve secured funding before, what’s been your experience?