any lender wants to know how you plan to service the debt.

Hi KyleThe way most real estate for sale is priced these days there’s little to no cash flow after debt service with 25% down - borrowing a down payment would put the investor in a negative monthly position. 

Once we identify a location that meets our criteria, we network with builders, property managers, lenders, insurance companies, CPA's, attorney's, etc. that service that area to have the entire team already established you need to be a successful investor regardless of your physical location or experience level.

There is roughly $20,000 left in rehab including windows, floors, a new kitchen and bathroom. 

It may be more worthwhile to find someone who has reasonable fees for their service as my two cents.I hope this helps in some way! 

We also updated the entire flooring, renovated the kitchen with new appliances, overhauled both bathrooms, and added new washer and dryer units.

Year 0: ($2,000 - $1,700) x (1 + 2%)^0 / (1 + 5%)^0 ≈ $300 in today’s buying power.Year 5: ($2,000 - $1,700) x (1 + 2%)^5 / (1 + 5%)^5 ≈ $260 in today’s buying power.Year 10: ($2,000 - $1,700) x (1 + 2%)^10 / (1 + 5%)^10 ≈ $225 in today’s buying power.Year 15: ($2,000 - $1,700) x (1 + 2%)^15 / (1 + 5%)^15 ≈ $194 in today’s buying power.So, if you purchase property in a city where rent increases at a slower pace than inflation, the amount of goods and services you can buy will decrease over time due to inflation.Here is what I recommend:Purchase in a city that possesses the following characteristics.Significant and sustained population growth.Rapid and sustained appreciationBalance negative cash flow, interest rate buydown, and increased down payment to create an acceptable cash flow situation today.Refinance when rates fall to increase cash flow.

Tax shelter schemes, partnerships with foreign partners and accounts, partnerships with hundreds of members, returns with blatant mistakes, entities in questionable businesses, like gambling, drugs, online video sales, escort services.

The math behind Real Estate is not that complicated, Revenue - expenses and debt service = cash flow. 

Quote from @Jason Wray: Kathy,When you use those websites you are getting stuck with a small list of lenders that sign up on their website and services.