This house currently has no renter though they are actively looking to put one in the home.House 5. rents for $725/m the loan will cost me $13,000 as a down payment and $6,000 closing costs, and should cash flow approx $275/m after mortgage payment are made.House 6. rents for $725/m the loan will cost me $14,000 as a down payment and $6,000 closing costs, and should cash flow approx $250/m after mortgage payment are made.To be able to make this down payment I have the option to:HELOC my current home which cost me about $850/m in repayments OR I can find a hard money lender who would be interested in working with me, I am currently putting together a hard money lender proposal to show a couple family members that would basically look like this: No repayment in the first 12 months, all income going into an account to allow for repairs and emergencies, after that taking the cash flow and splitting it 75/25 to the lender paying it off in approximately 13 years, sooner if we can make extra payments on it and giving the lender an 8% return on his money(about .5% less than what I was quoted for my HELOC).ORI can potentially do a deal with my brother who is also looking to get into real estate and we split the properties 3 a piece.These properties are right outside of a military base in a low income city but have done well for the family currently owning them with consistent long term renters in them.I am looking for any advice as to whether or not this is a deal worth pursuing.

I mean, it's your call here but we usually don't use traditional financing on these types of properties. 

Here is a quick tip lenders usually lend you up to half your income.

My go-to with smaller value properties is a commercial loan, which usually is based on either 15% or 20% down and my favorite lender locally for this is currently between 5%-6% depending on the rate-lock period (between 3-10 years) and the loan is amortized over 20 years.That's my go-to strategy. 

LA investor would usually buy 2 to 4 at a time and I / ME would give them the acquisition and development loan.

However, lenders typically need to see that debt payments have been made by the other party for a certain period of time to remove it from the DTI (12 months usually).

This usually means someone who sells you mutual fund investments and products based on life insurance.

The local economy is usually the driver of a real estate market.

Furthermore some lenders have private or institutional funds that can offer (usually shorter duration) terms lower than market rates. - Priority processing and underwriting.

I am planning to buy a land and build a cabin - any reputable builder someone can recommend. extra points, if you have used them and can share a bit more details