Novations open up the MLS and conventional financing, bringing in a larger pool of buyers and reducing competition from other wholesalers.5.

We have 40k in cash and 100k equity in our current residence, but we don’t want a larger house payment than what we have already.

I am trying to scale with larger properties (10+ unit bldgs.) so I am exploring different funding strategies beyond zero down and including OPM

The boom in building was mostly for the larger cabins because of the crazy rents they were getting during covid (even a little before covid actually). 

A cash-out refinance on one rental could provide liquidity while keeping rates reasonable.

Some sales contract's don't limit the seller to retaining the $5k EMD, they can also seek liquidated damages in addition.

I am making some assumptions, but it sounds like you just don't have enough cash/liquidity to invest from a position of strength.

I was told that for investment properties the down payment is larger than if I were to live in it as my primary residence.

I do not recommend paying any upfront fees, unless it's with a large bank that typically requires a good faith deposit on larger transactions.

You'll still need some liquidity for reserves and to be reimbursed for work completed in draws, however its usually limited to 10-20% of the rehab budget needed in reserves to make the deal work.You're welcome to DM for more details if interested. 👍 Good luck!