I understand the need to consolidate this so that you only have one person answering to you on this, but the expectations you have are very demanding, and thus would be pretty stressful on even the most competent employee.

The short answer is to talk to a competent mortgage broker and get a HUD loan for long-term fixed financing.

I have become very competent and rehabbing properties.

Since they're the ones closing the loan they should be able to point you in the direction of a capable broker that meets your specific need (Short sale, rehab, investment, etc.)They might even know who the players are for credit unions and smaller portfolio banks.Can't hurt to ask them.

If someone outside the business knows about it, I am sure the local players know about it and have passed at the asking price/terms.

Be a team player!

Keep in mind you will be competing with scams and other unscrupulous landlords who are letting tenants in with No Money Down, with some pretty ridiculous terms like 100% of the payment goes towards principal, don't laugh I have seen them for myself!

I am sure Eric is correct, but I was wondering if we had any competing models or opinions.

You would think if they were competing against each other there would be some movement on the points and rates.2.What kind of reserves are you looking for??

It is on a competing site so I don't want to link it here...it is called, "There Is No Due on Sale Jail."