They have lost many employees and the level of service and quality has been dismal.

Is interest so low that you can't justify having them more often?

I use to mentor newbies at an extremely low fee.

The mold house would only be a good investment if you can buy it at a low enough price to cover the necessary renovations.

I have found that the profit margins are very low in this model if the house is in a C/D neighborhood because you are limited to the amount of rent you can charge for each room.

The carrying costs are low, but tenant was making partial payments by month 2.

BUT The points they charge and interest are both way higher than normal, on some deals I ran numbers the points and interest were going to be 20k on properties where the ARV is 100k so you have to get properties at such a low price to make it work that it is so hard.

I'm looking for super low cost, or preferably free.

I see too many investors now, put a significant amount of money in rehab costs and over leverage themselves on hard money loans with low down payments, their properties are not selling and they are lucky to just payoff their current hard money loan via a DSCR refinance. 

ThanksWith described characteristics and a few assumptions on DSCR, we are very low 7’s with no repay and 1-point if that helps for sizing.