If you can't go conventional pay more for private Money.In my experience (new england) if rates are where they are today I have paid between 9% and 12% for private Money.

In 2024 buying a $200,000 property that cash flows $2400 a month and buying a property in a month...yeah and I'm the Queen of England. 

If you’re looking for the sea coast and a quintessential New England town, you’ve got Portsmouth.

@Neal Daftary I live in New England.

I am based in London England but have good mates in Newport Beach and Oakland. 

@Cameron Fowler I’m in northern New England.

But unfortunately even 1-3 hours outside of Vermont is still mostly New England which is both pricey and I'd prefer to have a property in warmer areas.

Looking to understand who are the kings of the hill for wholesale in New England 

We are looking for any connections in the New England area.

And, I don't know TX law, so I'm not sure if there would be any difference as to the specific rules that may be different in TX, but, it's an old law from merry old England that made it's way to the US, so odds are there is some version that would apply to you in TX.