Investment deals typically only allow 1.5% and conventional is maxed a 3%.

Title searches are optional on cash purchases, but strongly suggested (in my opinion)Closing can happen typically as fast as the title search is done.

The only problem is that I'm essentially starting from zero.

What do people typically do in these situations? 

I can tell you that business typically slows down from October - April.  

So can go into a neighborhood's GIS system and look up what the individual parcels are assessed at and omit the building (also referred to as improvements), typically the real value of nearby parcels is somewhere between 50% and 75% of what the county claims; example: if the Fredericksburg GIS system claims that a certain house's land is assessed at 50K then your investor should NOT buy it at more than 37,500 at the VERY most.One MAJOR point to take into consideration is: an investor that you will help buying a parcel of land is an investor that will have less money to make future purchases.Good luck, and fee free to shoot me any questions as I'm very familiar with the Fredericksburg area and won't hesitate landing a helping hand to fellow BP.

When I write our loans, we have a grace period built in - typically 5-10 days - before the payment is considered late and penalties are due. 

Hello BPCultivating a positive mental attitude is essential, imo, to live a life which you are fulfilled mentally, physically, spiritually and financially.

Is a down payment typical, or does that really just depend on the deal?

Essentially it's whatever the local market is willing to pay for a set amount of NOI.