I’m trying to start BRRRRing properties and have found a lender I can cash out refi after 30 days, but it’s at 7%.I’m purchasing and rehabbing all cash, so this is decent, but a better rate is available with much less fees at a bank.I can rate and term at a bank right away, but I can’t get my rehab money back out.If i am purchasing a property for 35k and it needs 25k in rehab, could I write up the deal as a 60k purchase with 25k coming back to me at closing.

@Alex VerdugoThe remaining $350K or so is meat on the bone for the buyer or investor.

I know I've read people saying "focus on one thing", but stocks are a no-brainer for me at this point and I feel like rentals and notes can go hand-in-hand. 

They leave no meat on the bone.

The investment performance numbers don't work for me at above $360k and know that that is my rock-bottom number.Any tips on how to negotiate/counteroffer on the first seller's counter (this is my first OOS offer)? 

That put's me at 16.98 price to rent ratio initially, which is lower than average for Northern Virginia.

If they find another place and move out early, I usually accept that as long as they give me at least two weeks notice so I have a little time to find new renters.

In 2015 I re-opened my renovations business when one of my main guys that did that work for me at the store request it. 

I'd love to chat with you, feel free to text me at 5094297234.

Unfortunately, all of the high net worth guys I have been talking with don't want to lend to me at a fixed rate but instead what to have equity in the deal and share in the higher upside.