Hello Mark, AssetAvenue is a private money lender that offers quick rehab and bridge loans.

And someone doing a guru plan is going to set the contract purchase price so high that it will never appraise, so you'd have to come in with that additional cash to close to bridge the appraisal shortfall, or lose the house (which the landlord can just turn around and "lease option" or "rent to own" to someone else!)

Anything in Westport, Dartmouth, Far north of New Bedford only, Acushnet (but not near the proposed gigantic LNG tanks), Freetown, Lakeville (but not the cottage areas near the ponds), Rochester, some parts of Fairhaven would be considered, Mattapoisett, Marion, Wareham, some parts of Bourne (not over the bridge to Cape Cod), even Halifax and Plymouth.  

I don't know who your local lender is, but Lima One only has their multifamily bridge program with high rates and their portfolio loans for SFRs.   

If the contract is written for 30 days, than you will need to go with a bridge lender...hard money. 

If you are looking at a bridge loan then 8% to 10% does seem pretty accurate when you are bringing experience.

Anything below that will have to be bridge. 

I'm also active on Social Media, Youtube and IG, networking and finding people to bridge a connection but is a great source for that. 

I know one that does it as soon as 30 days but they would roll it into a Bridge, I’m not sure about 30 years yet.

For a primary residence you can get a non-owner occupied co-borrower to add income to the file. or, get a bridge loan (which we do) for 6 months so you can use the amended returns to refi at that point. or, of course pay down debt or put more down to have the debt to income ratio's with you current tax returns work.