The other option I would consider is regional credit unions that hold onto mortgages/loans and don't sell them to the secondary market - they are "portfolio lenders" and have the ability to be more flexible with their terms.

For under $300k, both shipping containers and modular homes can be great options—modular might offer a bit more flexibility with design. 

So my point would be that the appraised value isn't always equal to actual value on a purchase appraisal.If everyone is month to month you have a lot of flexibility to go back to them and say, "Hey, we just got the property tax increase for the year and this will necessitate an increase in rent to $X,XXX/ month.  

It’s common to hit some hurdles with traditional lenders, especially when LTV requirements are strict or when cash flow doesn’t align with standard underwriting practices.If you're looking to refinance quickly and pull out cash, private lenders might be more flexible with both LTV and the cash-out process.

HI Ryan,Personally I recommend just sticking with hard money,It gives you flexibility on the acquisition price, liquidity and a line of credit to fund your rehab.

This structure is more flexible for 1031 exchanges.To make 1031 exchanges easier in the future, consider moving to a more unified ownership structure.

Hey @Glenn Larson  You’re right, seller financing really depends on the seller’s flexibility and the specifics of the deal, but I can give you a couple of typical structures to think about:Interest-only payments: In this setup, you pay the seller interest on the loan without paying down the principal right away, giving you time to stabilize the property or improve cash flow before paying it off or refinancing.Balloon payment: You might negotiate a lower monthly payment (possibly interest-only) with a balloon payment due after 5-10 years.

Investor loan programs are available on flexible terms. 

If they’re doing it for dirt cheap and gave great service, I’m a lot more likely to give them a “bonus” than if they charged me full rate and took a long time to get to the worksite.I don’t think there’s a hard and fast rule on anything, but if you want them to treat you well, you need to treat them well (pay when asked, provide meals for him/her and their crew, be flexible when you can, pay extra, etc.).   

I can't imagine I would ever book direct if there wasn't at least some flexibility in a refund.