very high risk even I only do them with very specific investors in mind and a plan. we dont flip land we develop every one. 

I've done several of these here in Chicago, and currently looking for a single-family house to a live in flip in. 

Based on my research, several lenders stand out, but I’d appreciate firsthand experiences.Key Considerations:Loan Terms: Fixed rates up to 35 years, interest-only periods (e.g., 10-year interest-only options), and non-recourse structures.Competitive Rates: Recent transactions show rates ranging from 2.69% to 4.65% depending on LTV (55%–80%) and property type.Lender Specialization: Some lenders excel in specific areas:Greystone and Walker & Dunlop lead in Fannie/Freddie volume and large-scale refinancing.Arbor Realty Trust is praised for smaller-balance loans and flexibility.CREFCOA offers streamlined refinancing with 45–60 day closings and cash-out up to 80% LTV.HUD 223(f) loans provide 35-year fixed terms, ideal for stabilized properties.Questions for the Community:Have you worked with lenders like Greystone, Arbor, or Freddie Mac?

In the meantime I would put the money in a low risk account gaining 4-5% which for $250k would be around $1k/month.Hey Chris - what is driving the sentiment not to buy anything right now?

I know what my ideal life looks like in ten years, unfortunately, I don’t feel like I can have my ideal life now because I am having to stay in the state that I am in until we can move without risk of my husband losing custody of his child, which will be in about 10 years so believe it or not I do spend a lot of time thinking about what I want the future to be like.

In digging into the details through public record searches I find out that he has had 3 evictions, several drug convictions, and a violent crime.

You could have bought a house, or several, that would have doubled in value.

If i hadn't tried several other things, I would have never found this one and I'd be sitting on the rental portfolio doing nothing right now. 

You are right about high risk of default.

Depending on how risk adverse you are, going out of state can make sense, but I always recommend investing in your backyard (or at least being driving distance).