Example if you can land an assumable commercial note at 7% and the going rate is 6.5% and with the assumable you put 10% down and the regular lender you put 25% down you have to analyze the cash outlay.You might accept a slightly higher rate with an existing loan with less down.It really is the wild west out there and as the vice president of special assets of Regions told me they look at every file on a case by case basis.They have many tools at their disposal so I just usually talk to them to see what they would consider.It's a bunch of phone calls and follow up to get things done.On the residential side I haven't done much there in years although I am looking into wholesaling to rentals to foreign investors.I have a local Atlanta property manager and they only do rentals and no sales.That is perfect for me as I only do sales.

In Northern CA all it takes is a tankless water heater, sustainable bamboo flooring and low VOC paint to make the neighbors think you are Captain Planet.

With a good income generator, the value goes up and vice versa.

Partner with those whose strengths offset your own areas of weakness and vice versa.You sound like a sharp guy so Im sure that once you think thru the possibilities and upside of partnering on some flips and holding the cream of the crop, lights will go off.

If you end up renting them as residential dwellings you won't have much ground to stand on to justify 29 year depreciation. and Vice versa. 

Or maybe vice versa.

I'm sure there are some people I'd consider gurus that you might not...and vice versa.

Vice versa as well.When you find someone interested in lending you money, who has never done this before, they will want to know that you can pay them back, how they are secured, and how/why this is legal.

Get my six-pack captain's license.

In other words, you could easily frame someone else or vice versa, with the result being your competition would go to jail.Sounds a bit too easy...