Thanks for the answer, what about a short sale, would the bank consider a cash offer (from a realtor) prior to a sherrif sale scheduled 60 days out?

@Kyle Steiner Memphis is a good cash flow market but I would encourage you to add Indianapolis and Kansas City to your short list of markets to consider.

It either has to come from your own resources or be gifted to you.I suspect it works similarly in your area.That said, there will be folks who will tell you ways to circumvent this requirement ... and it happens routinely, but in the end the lender could pull the plug on you if discovered ... or worse, the words mortgage fraud can come into play as you will likely attest that the downpayment comes from your own resources.

I am actually in the middle of a Rehab for a BRRRR strategy and I will be putting a tenant into the property soon and hope to refi out of my short term hard money.  

Our loans are typically short term, structured as bridge to get the borrower from Point A to Point B.

I discovered BiggerPockets by chance a couple months ago and have been hooked on real estate investing ever since, listening to every podcast I can and devouring real estate books as time allows.

Can we put new locks on Gates come Oct 1 and force them to sign a short term lease and pay arrears and upfront?

You may have to do a short sale.

Are banks open to short sales and if so what are the typical LTV’s today?

- What legal steps are prudent regarding a financial partnership with my girlfriend (We are planning to undertake this whole effort together)Who I feel I need to meet with: (This is not a solicitation, this is what I have taken away from "The ABC's of real estate Investment")- Lenders, I need to establish a lending partner who can advise me on my short term options and my long term strategic goals.- Real estate agents, I need to start getting in touch with the current state of the market, and start translating the theoretical book learning into practice.