Some traditional sources of funding include; business loans, loans from friends, mortgages or secured transactions on assets you already own, saving up money from your own income, starting a non-profit and getting grants from the government, etc.

If you're tight net income, then STOP operating in the traditional manner.

Finally, my own house (soon to be gifted by my folks) is in a pretty choice location in San Jose and I may move out of it to take a posting internationally.

Hard money lenders can work much faster than banks or other traditional lenders.

  :)Just kidding.I have looked, and are currently into it, and we only have 1 property currently which is managed.So no, by no means are you a wussy for wanting to go that route.Especially if it is out of state.Things I am really considering for all of our RE choices right now are as follows:Top of a cycle, anticipated reduction of value to assets for the next 2-4 years, meaning mortgage paydown is more important right now.

Regarding traditional lenders and hard money lenders - go out and meet with them, and learn what they offer and what they expect from you.Go to your local investor clubs.

spend 20 minutes with a good real estate agent zillow has pretty pictures but is always a few weeks behind on comps  Chase has a property calculator check it out ',but a real estate agent would be the best choice https://www.chase.com/mortgage/mortgage-resources/...

you don't have to use the agent the buyer can pay the agent or you can deal directly with the buyer your choice 

I had no choice in the matter...they use replacement cost as their criteria.

(Just FYI: in the state of Arizona, on a fourplex, the loan limit is $521,250 - significantly higher than the traditional $271K that everyone thinks of when FHA is mentioned.)