For example, for a person in my shoes who is just starting out in REI who makes decent income with little outstanding debt - would you guys recommend pursuing a private or hard money lender?

Judy Plannas in Fort Worth is an outstanding Realtor with a background in Construction.

Lots of lenders out there are Nationwide as well. 

Some utilities are provided by the municipality and if those are not paid the outstanding balance can become a lien against the property.

Best wishes on your success.FYI - Since we close on investment properties nationwide, I can attest to the respondent that correctly stated 2-5% is a general rule thumb and really just applies to closing cost.

Buyer aside for the moment, at closing, does the Title Company issue 1 check to the mortgage company for outstanding loan amount, 1 check to the seller for any “over and above” amount in the sellers “agreed upon price” with me? 

What may have produced outstanding ROI a couple of years ago may no longer produce decent ROI. 

What I'm feverishly trying to create is a template that can be used nationwide, with a few tweaks to any given locale, as proof tiny homes work. 

It all makes no sense  I once used Nationwide for my landlord policies. 

We’re aiming for a soft beta of nationwide coverage shortly and a full launch in the next ’couple months.