THERE IS no funding like that it does not exist for RE investors.. the ONLY 3 % money  is for the very wealthy that put up their securities as collateral and then borrow at 1 over libor.. so you have 5 million in securities at one of the big houses and they will lend you 2.5 mil at 1 over libor 2 to 3%  but that its.So here is what hard money is universally around the country so as @Aaron Mazzrillo suggests instead of scratching your head and thinking your going to find some unicorn HML.HML rates are 10 to 14% on rate and 2 to 4 points .. usually need at least 20 to 30% in cash into the deal.. one year terms.. etc etc.. once you establish yourself with these folks over time.. the cash needs can drop and rates drop a little.ON the west coast were we have a VERY stable RE market and TONS of money chasing deals.. you can get HML for 1 and 9  1 and 8 sometimes.. 

My neutral advice is to go slow and take your time and learn what folks offer then decide what is the best path for you. 

For entities that exist to preserve the value and lifestyle of a community, HOA's don't seem to give a damn that investors are rescuing an often neglected home with a non-performing account, and turning them into a quality place to live with a HOA fee paying homeowner.Are others around the country seeing these outrageous fees, and is there anything that we can do to combat this?

He/she would be way better suited to give you the right path.

I recently read that it is one of the top 100 wealthiest counties in the country.

As sad as this may be I know this a phenomenon that has more than likely crossed the path of some investors before.

Elise Chen I'm not familiar with NY contracts but in PA the standard verbiage says that once you settle, there is no recourse against the seller.

Hi Ryan, We have put together Syndicated deals like this and do joint ventures all over the country.  

But there are many, many other areas in the country where you could generate a significant profit starting with $50k.

@Lisa Bryant Yes indeed -- I offer Transactional Funding all over the country.