We've helped several clients get unsecured loans with different lenders.

I like to develop a good relationship with my clients tenants so that they don't do things like that to begin with!

I've had more and more clients go up that way over the last year due to the affordability.

Buying a run-down property and fixing it is difficult because building costs here have become ridiculous.

I personally like more cashflow but some of my clients with great stable jobs like the lower cashflow deals.

Those that respond “$0” or something ridiculous, you can request income documentation from them to justify.Don’t be afraid to share with them how much your property taxes & Insurance increased and that YOU cannot afford to absorb them.ALWAYS get an increase or something of value annually or tenants will start thinking they should never have an increase, making future increases that much more difficult to negotiate.

But it does vary wildly - I work with a larger firm, we have in house professionals who focus 100% of their time on state and local tax / sales and use tax, various aspects of international, employee benefits, trusts, estates, gifts, etc, in addition to various industry focuses - and as a result we charge higher fees because there is a significant amount of very specialized knowledge floating around that is at our clients fingertips as they need it. 

Typically the max loan that I have been able to get for clients on land acquisition has been 40-50% LTC.

The law exam I passed on very first time, the trade exam was very very difficult. 

Find people you resonate with rather than looking for clients!