Truth is, even going direct to seller these days can be tough and lead to months of frustration before you find your first inkling of a deal.

Down payment amount aside - just getting a Fannie/Freddie or HUD loan is going to be very tough for you.

Multi-family is a little tough in COS these days (know a few agents/investors looking for them right now) but not impossible.

Which is why its a tough decision, If she wasn’t a week away from closing or just got denied in the beginning of the process I wouldn’t think twice about this deal.

Tough question.

I believe they do count mortgages in this total70% LTV@Nick Belsky gave me 2 that I need to contactSymmetry LendingQuorum FCUAnd Nick might be able to help you if you are in other statesVinay Kolluru gave me 3 I need to contactState Employees Credit Union (I'm guessing you would have to be a state employee)Coastal federal credit unionFidelity Bank NCAnd if you or anyone in your immediate family works for Food Lion try Lions Share CU. 

Just found this informative site: http://www.pentamezz.com/about...I got interested in this subject after listening to the great Mike Milken explain how he made his billions as an employee of Drexel Burnham back in the 1970s. 

It's going to be extremely tough to find anything that will come anywhere close to cash flowing in the Fan or MD.

A landscape company should have workers compensation insurance on their employees if they get hurt while working on your property. 

My industry had high-turnover of employees but MOST of my people - from people earning 6-figures, to the kid making $14 an hour...most of them stuck with me.