In my area many retirees sell a small motel or business, apartment owners sell out, I had a note on a horse operation so you can get all kinds of collateral attached in these transactions.

Ok Tom, so I fell off the map for a little bit but I got back on the horse and I am at it again.

I could do that, at the sacrifice of all other operations, 20K to me is a chunk of change and contrary to popular myth life as a rehabber is not a 20K a week income, that is a great month for me, GREAT.So I know what I need, private funding, and I know it exists, and that others have done it, I am just clueless how.And before anyone says FHA i will answer I have a really good CPA and no patience to wait 2 years of payments to uncle sam just to get a conventional mortgage good for 1 or 2 properties, cost vs reward dosnt warrant it.I have a rock star property manager, I spent months researching and finding the best, I have the crews, knowledge, even properties, just not a few bucks to make the cheap money people happy.Advice please....... more detailed the better, like say names and addresses, phone numbers, lol.I feel foolish putting it out here like this but I am sick n tired of throwing away great deals and banging my head on the wall over just 1 single detail away, especially having majority LT funding in place, just not ready to sell my horse to buy the cart.

Some cart vs horse stuff to get my mind around here...

Not to beat a old horse, but 13k is alarmingly low.

They can be thoroughbreds but you need to carefully vet the lease, the tenant and the property and have a backup plan if the tenant vacates as you will likely have a hard time finding a tenant. 

@Ethan Perry  cool... there ya go from the horses mouth... when they say long term usage that is usually code for what ever the comp plan calls for .... however the designation sounds like its zoned correctly for multiple units.generally around the country I seeR 1   SFR onlyR 2  duplex or multipleso R 4 to me may indicate up to 4 units.. but its jurisdictional ... good luck go in with an open mind.write down all your questions in bullet point and go through them one by one.. at that point you will have a good handle on what you can and cannot do.Best of luck report back if your so inclined

Ill be sure to look over Account Closed's spreadsheet since it makes perfect sense to keep track of whatever came from the horse's mouth!

I don't want to keep beating a dead horse.

Some years back, I qualified for a private wealth account, was going in circles getting a NOO loan from a S&L, just happened to mention it to my Private Wealth banker, and was told "don't horse around with them, we'll do it for you", and it was done.