Wonder what they charge developers to access their capital resources.   

Whats making you think rates wont go down after a couple years given the new administration in charge?

@Greg ReeseMost small investors will benefit by having the LLC created in the state where the property is located at.Creating an LLC in a state like Nevada, Delaware, Wyoming may be better for the big players if items such as charging orders, business friendly case law, anonymity are important to you.However, be mindful that setting up LLC's in those states will add to your costs as you may have increased annual fees for annual LLC fees + registered agent fees.

You might find a local credit union or community bank that will go to 95 -100%.At one point I called 2 different VA Regional Loan Centers regarding this section in the VA lenders handbook:Assumability - The second mortgage should not restrict theVeteran’s ability to sell the property any more thanthe VA first mortgage.

The builder had a given us the paved yard, Granite kitchen top, washer and dryer at added value with no charge.

So we were charged about $250 more than usual.

How much do they charge and what's included?

.- Value-Add Investments: Beyond cosmetic upgrades, think about adding amenities like solar panels, EV charging stations, or smart home tech.

Credit is also going to hinder your ability to get a heloc, and lack of income for now. 

If someone made $50K assigning my elderly parents or grandparents home to an investor in a subject-to deal, and that investor ruined their credit by not making payments, I would do everything in my power to go after that investor, AND the wholesaler, and I would make both their lives a living hell to the best of my abilities.