Interested in obtaining deals and converting them to whatever the numbers dictate is the best option.

you can get a rehab loan from a smaller bank usually..hardmoney is very expensive, and you still have to worry about refinancing into a long term loan....as far as numbers...the amount you pay, or the amount of yoru mortgage doesn't dictate your rents....you figure out your rents by driving rental comps and calling for rent signs in the area...that's how you know how muchrent to charge...from there, you know how much youcan afford to pay for the property--not the other way around....side note: weren't you the one that was buying a few apartment buildings?

I would not buy if the market would only dictate a potential for 2% increases.

I have no doubt that conversations leading up to the point dictate how you go about solving their problem, but it would be interesting to hear how those ideas are presented in a practical sense.

Nhi,There really isn't a "small, medium, or large" dictation, but for our discussion purposes, small, medium or large is usually just brought upon by loan amount  Small balance in the commercial arena tends to be all sub-$1MM loan amounts, which a lot of lenders don't like to do for the reason that there are many requests above $1MM and the same amount if not more work goes into these "smaller" deals as larger ones, with obviously less payoff.  

I did the same thing for my husband when we met, and most likely let my personal experience dictate my reaction more than I should have.

Ultimately, your strategy will dictate what your options are.

Also what dictates upset bidding process so they can still bid on property for up to 30 days after sale, is this something they request from judge at auction?  

These days the market dictates in many areas those 50k to 60k houses are no longer available in the A to B areas.

@Ian Walsh  Hard money rates never change  or at least very much and usually only come down in competitive markets like California.I think homeowner loans as the rates go up  ARMS become more popular.. lenders will find a product they can keep selling.. also markets will dictate if rates move and buyers balk... and mortgage originations go in the toilet.. that usually brings mortgage rates back down.. but we will see