The HML/PMLs generally have more "flexible" or "creative" lending terms (higher LTARVs and longer amort), but the trade off is higher interest rates.

I have great relationships with contractors and other trades to do rehabs, so nothing is off the table.

While R/E investing is about the same nationally the laws are different in each and every state.

Perhaps the SFR market is overvalued now and 1% rule is just a simple valuation tool like a P/E multiple in equities telling people to stay clear.       

Interest rates and points are not the only criteria upon which to base a decision; length of loan, amortization and if you can get it “loan assumability” especially with no qualifying and no rate escalation could e much more important. 

@Lolo Druff Real Estate Investing is not like Trading Stocks or Crytocurrency.Real Estate Investing requires some deep thought and research from you as an Investor.Having 400k to deploy to multiple duplexes is a great start but you have some questions to ask and answer yourself.

Income from a trade or business where a taxpayer doesn’t materially participate.2.

Rental income would be reported on Schedule E, and these write-offs could offset other income if you qualify as a real estate professional.

However, if you filed your rental income under schedule E, then lenders will have to use your the rental calc based on how you filed your schedule E.

I had a few tenants e-sign 6 documents with multiple pages in a couple minutes and realized they did not read any of it!