You didn't mention the interest rates but 3 years ago, I am going to assume it was much better than it is now.

I like the other recommendations, give them a seller financing offer that is their asking and a good interest rate with terms that make sense for you, and offer what the bank will let you offer.

The thing that would deter me from this location is a background rate of appreciation of 3.12% and low school ratings.

Typically this means they will take longer to close, may not have all the information for the companies they work with, and most hard money brokers get their money by taking an existing product and adding extra points to pay their fee.What is your investor success rate?

Other KPIs and considerations you should evaluate when talking to any lender who offered private placement of loans/notes are historic default rate, how quickly they can place your funds (do you get preference over their income funds, for example), average interest rate - borrower note rate and what is passed through to you, are loans serviced by a 3rd party servicer or in house.

And it doesn't seem to spoil the charm for couples on a romantic getaway.We've been able to raise the nightly rate 2-3x with better occupancy. 

With the increase in rates that started in Q2 of 2022, there is a chance that I will have some loans that are going to go over 5 years. 

I promise you will have options once you finish renovating.If you purchased correctly (location & purchase price), you will have enough equity so that you can either sell it for tax free capital gains, cash out refinance (if mortgage rates are lower), or pull a HELOC to acquire your next property!

To be more specific about the unique investment options we make available like buying homes with 5% down, or possibly 0% down, buying homes with up to 10% cash back, 10% immediate equity on new construction, rates in the low 4s, etc.

The big pro that sticks out to me in Birmingham is the tax rate.