Also, full disclosure - I have utilized creative financing & transaction structures (installment sale transactions, had the seller take back 2nd position notes, baked brokerage fees into the agrement of sale  in off market transactions to name a few), so I am not opposed to it, but they were utilized in very unique and circumstantial land entitlement transactions. 

Many investors from California, are choosing to invest in the midwest because of the yearly returns making more sense in these lower priced markets.

Now is one of the best times to get into the market, once the Fed starts lowering rates that's going to bring more demand into the marketplace causing prices to increase at a faster pace again so if you get in now you capture that growth and get the opportunity to refi when rates are more favorable in a year or two.

Quick question...I am Ohio and connecting with private lenders to assist me in funding my next deal.If the purchase and transaction is with a real estate agent and you have a private lender for your loan, is that considered a "cash" purchase in terms of the real estate contract and telling the seller, or is that still considered financing?  

In either scenario, you're most likely going to refinance if/when rates comes down so you may as well take the lower rate.

It's to report all transactions/earning to the IRS.

My plan is to immediately move the three lower units to $1400, then in 6mos move to $1450, then a year from now, bump them to $1500 (leaving the one at $1550).

Is the pre-payment penalty worth the lower rate you'd get.

Investment costs would be $300-$400 vs $1.75 million for building 11 units.The benefits I see with selling the Tiny houses is that there are flip profits, lower maintenance as owners are responsible for their houses, much lower operating expenses and interest earned, pride of ownership, and truly affordable housing for the millennial and retiree crowds.

If the property doesn't appraise that high, you will have to lower your loan amount and won't be able to get back all of the cash that you invested.