You can also use hard money or private money if you have people who trust you enough to loan to you.

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You can use a private lender to purchase a distressed property, renovate it, rent it out and then pull 75% of the appraised value out during a refinance.

I’ve had a lot of these conversations with clients this year who own highly appreciated family farmland and are getting rid of it.

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What am I missing in this conversation? 

How much is an acceptable percentage for a ROI in 6 months on private money?  

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.-- Look for opportunities to recapitalize, either by raising private money (unlikely this early on) or "collateral assignment" loans to borrow at, maybe 7.5% while re-lending at 15%.-- I keep doing this until I go from $60 a month to $830 a month, which would take 28 investments assuming they were all $5k notes yielding net 7.5%.

Cash for keys is as quickly as is realistic, so you and the tenant would decide on that privately