You set your own payment terms with YOUR client and then find funding for them.The Capital Syndicate is a private lender firm that offers financing through their own company, but they also provide you with a list of about 150 other private lenders. 

Typically lender will want to see first paycheck before you close.Maybe rent a room in a house hack (we have one coming up in Little Elm if you can make the drive) save some more money and buy a house. 

when we did 10% dowwn 10% second and lender did 80%. 

You want to focus on areas where you have a competitive advantage (you have lived there or you have family and friends there) and then compare those areas against widespread list of great areas to invest.Good luck!

I was comparing large cities to other large cities.  

I don't know their fee breakdowns, but I can send you over a few to compare fees.Preston Garcia

While these vendors are typically reputable and skilled, you might not get the best price compared to shopping around directly.

Lenders or investors who have short lock up periods but have years of experience feeding their business with new capital would give me more comfort but anyone who is just starting and is promising a rate of return or return of capital in a set period of time would be alarming because they very well could be reliant on fresh capital to make good on that promise and that usually ends poorly.

It was a big project in terms of the amount of work it needed, I just ran out of time with my lender going through the garbage with the contractor, finding a new one, and finishing taking the longest. other than that I would've let it sit on the market to get closer to what I actually wanted for the property.

What the gurus don't tell you is that they are comparing market rents to the GROSS amount of S8 rent on a voucher which INCLUDES LANDORD PAID UTILITIES!