I know, I help my borrowers find long term financing for their BRRR's. 

(the reserves requirement is a little different for Freddie)Freddie Mac guideline:Each Second Home or Investment Property Mortgage must meet the following requirements:• Each Borrower individually and all Borrowers collectively MUST NOT BE OBLIGATED ON (e.g., Notes, land contracts and/or any other debt or obligation) more than 10 (ten) 1-4 unit financed properties, including the subject property and the Borrower's Primary Residence, provided that, when the number of 1-4 unit financed properties (including the subject property and the Borrower's Primary Residence) is greater than6 (six), the Mortgage must:o have a minimum Indicator Score of 720 ANDo 8 months of the monthly payment amount on each additional second home and/or 1-4 unitInvestment Property that is financed and on which the borrower is obligated.

Use proceeds as down-payment towards acquisition of 12 sfh rentals from a landlord buyout, with remaining funds borrowed from my commercial lender3.

Not all lenders will share this as they will need to get approval from the borrower before providing.

Before that, you can only borrow 75% of your costs; purchase and rehab.

The loan is based more on the property than the individual borrower.

Maybe that's not the case here but no bank will recognize a subject to and if the borrower is behind in payments, you risk running afoul of the law depending on how you structure this.

My wife has stories of washing dishes using a large tub, and taking cold showers with water borrowed from our neighbor's hose, during the time our water was off to redo the plumbing!

Why would you pay any lender to send them borrowers?

A family member wants to invest with me and let me borrow 50k.