@Derek Pheiffer  all depends on your income with a 5% down product and restricted to two families conventional purchase. regards joe scorese

What products do you use and where do you shop for all of YOUR rental property needs?

Our local economy, by my estimate, is about 20% shipping/imports, 30% fuel production, and 60% petro-chemical (plastics, clothes, 95,000 different chemicals extracted from oil, etc).

What sort of product / lender should I look for here? 

I'm sure there are a few scenarios where this may make sense to pay off debt, and then you would want to refinance back into a conventional product at a rate in the 3's. 

Ask questions, keep a file so you can compare, and don’t let each lender pull your credit until you decide on the right product for you.

Put out a superior or unique product, and less so.3.

@Simmie Peters if you know the product you need but just need it in a specific state try posting in that state forum.

Now,  If i season 6mos, at 75% refi and reasonable closing cost with a traditional loan, I will be approximately 60% ROI. 2 deals per year though....If I use a hard money lender 1 mos seasoning at 70% in a P&I product, they charge quite a bit in fees, and the property will ROI at 25%. 

thx @Andrew Postell & @Aaron K.It almost sounds like you, as the now seller have to create this value while adhering to neighborhood statistics, quality of products used, etc.Let me ask this, do you guys trust Zillow and the likes to be somewhat accurate on home values in a given area?