If you're able to market to at least 1,000, then I would focus on specific zips and tighten your criteria (e.g., 90+ percentage equity and absentee out-of-state owners).

For real estate investors 2023 and 2024 may be the best years to acquire rental property with the coming strain on housing.

They don't have to follow Fannie guidelines, though bank regulator do impose limits and extra capital requirements for loans to "sub-prime" borrowers such as yourself, so many local banks have tightened up as well.And someone on BP may make a private or hard money loan to you.

Plus you don't have the extra strain of that bill if everything doesn't go perfectly on this flip.

It is my passion and I love speaking life into the lives of those that need it but I also desire to not have to strain through life because of financial issues.

Bigger national markets like Atlanta have tightened but there still deals everywhere!

Seattle government and their insane laws forced me to tighten up.

They give us all a bad name and that is why states are cracking down and writing legislation to tighten the screws on wholesalers. 

Tighten it up, payment goes up.The amount that goes towards interest, regardless of loan term, is just [ rate * balance / 12 ]. $250k at 4% is $833/month towards interest.

@Jay S. who knows, it's possible that HomePath loans have had poor performance (delinquencies) due to the looser guidelines, or FNMA is no longer in as big a hurry to liquidate their REO (could be political pressure to tighten inventory and help prices continue to rise, creating a wealth effect to help stimulate the economy).