That's why, its best to shop for quality lenders. 

Quote from @Steve Tse: Hi BP, What insurance carriers can you recommend in Texas, as I am shopping around to replace my landlords policy that I currently have with Travelers ?

Promissory notes in general, as they have no collateral, seem a bit higher risk, perhaps mortgage note investing which are backed by residential and sometimes even commercial real estate would be a safer alternative, and yet very lucrative, too,  8-12% yieldsFor extra returns, I put a small portion of my portfolio into BDCs, Business development companies, that specialize in loaning money to growing businesses which are too high risk to get loans from proper banks.

More likely cash checking and pawn shops.- Given the demand, buying on through MLS will be tough.

Financing-  build a relationship with a regional banker, don’t shop for interest rates, start small and build history and loyalty they are your team, Cross collateralize, deposit CD/MM or custodial account with bank for loan, give them monthly updates, nail your deal analysis, do stress tests on your deal analysis-cost/interest rate/deal length/ sale price etc. 12.  

all of the things your talking about are readily available to you with simple google searches etc.PS BP has work shops that cost some money I have not been but I suspect those would be well worth the money..

If you only plan on owning 2-4 properties, then there's really no harm in self-funding them unless you know a better, safer way to make more than the going interest rate on that money (most investment mortgages right now are about 7%, maybe effectively 5.5-6% after taxes depending on your brackets and tax structure).

So they keep coming back in ever greater numbers.Many people actually feel safer traveling to Mexico than to the US.

A broker can shop dozens of providers for you.

You need to have sources (agents, wholesalers, GCs) that bring you opportunity that they have mined and they are bringing it to you cause they know you buy.To the vendors of the industry: Agents, Wholesalers, GCs, PMs, what have you...you are nothing until you buy something, until then you are window shopping.