For the multi-family, lenders typically count about 75% of projected rental income toward your debt-to-income ratio, which should help if the property is cash-flowing.

I wouldn't think it would take a private lender (which is much higher priced) than a typical mortgage broker's rates.Is there a reason you think you need a private lender?  

The properties that I like the best are typically in the B/B- neighborhoods.

In southern CA, even garage conversion ADU additions are typically costing more than the value added.  

The real estate investing industry uses "Classes" to rank property performance risk, but there's NO agreed upon industry model:(Here's what we use for our Metro Detroit market:Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Here’s how to find a broker you can trust:Ask for Referrals: Reach out to fellow investors or real estate agents for recommendations.Check Credentials: Look for brokers who are licensed and members of professional organizations, such as the National Association of Mortgage Brokers (NAMB).Review Their Track Record: Ask about their experience with real estate investment loans and request client testimonials.Interview Multiple Brokers: Prepare questions about their lender network, fees, and typical loan turnaround times.Evaluate Their Communication: Choose someone who listens to your needs and provides clear, honest advice.4.

It’s great to be trusted with others hard earned capital but I only accept that responsibility because I KNOW I can do the job - that I have done the job over the years. 

He is currently a travel PT that makes $37k pre-taxed but after including all his stipends, his annual earnings are  closer to $95k-$97k.

You'll have access to owner occupied loan products, therefore saving on your down payment, typically 3-5% compared to 20-25% for non owner occupied properties.

Those who have figured this out have earned my firm's business; I'm not willing to be held hostage by 'process.'