I am not necessarily trying to replace my 9 to 5 simply retire earlier than 65.I am 42 years old and I would need at least a year, if not two to save up the extra money needed for a down payment. 

Hey Dan, happy to chat with you in more detail. 

The extra cost from my QI was $7,000 for the reverse improvement exchange. 

@Mendy Melamed depends on property Class you target and if you're paying cash or financing.Our Metro Detroit market offers many Class B and C opportunities that will positively cashflow, even if you buy putting 20% down and finance the rest.Please PM us for more details!

If you can add things like coin-op laundry, you can make a sizable amount of extra money there. 

I have the extra money for the fees and retainer (15k).

Details below...We need a FAST cash-out loan product that requires only the personal guarantee of my business partner (60% ownership) to be used for: completing the remaining rehab and getting the 1st house rent ready, paying off revolving credit accounts to get her credit score up, and funding the other projects we have in the works.To help bring you up to speed on what's transpired over the 11 weeks we've been in business...We started our business on Dec 1, 2023, leveraged our "then" good credit/high w2 incomes to bootstrap the startup, assembled a rehab team, and are now about 2 weeks out from the completion of our 1st rehabbed property.We've closed on 3 properties, all owned free/clear, and have paid for renovations with personal funds/credit.My credit score was 810, but is now 592, due to excessive debt but 100% on-time payments, therefore can't personally guarantee a loan.My business partner's score is currently in the 700s, but likely wont be for long, due to her revolving credit % continuously increasing, as we push towards the completion of the first rehab utilizing her remaining credit on her CCs.Recently, I started researching the underwriting timeline for DSCR loans. 

I excluded the address on NDA until proof of funds is provided and currently stuck in a stand-still as tenant does not want to provide anything until he's given some more details.

If you could provide a general overview or a step-by-step guide at a very high level—focusing on vacancy rates, capital reserve expenses, expense ratios, and any other crucial details—it would be greatly appreciated.

I know the bigger companies may charge a little extra but i know they will be reliable and licensed.