The better parts of Dayton proper have been on an absolute tear price wise with average list prices roughly doubling over the last two years for the areas I own and watch closely in 45404 and 45405.

Most hard money works like this Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV)100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.

Quote from @Cheryl J McGrath: I'm having issues getting property under contract.Agent/seller wants a pre-approval of funds first.I can't get a pre-approval for every property or is that the way it works Thanks How are you going to close without the funds? 

Should be easy since roof line is so close.

_____________________________________________________________Current Rents:House: Basement Apt: Current owner occupies $0House: 4 bed, former BnB, currently 1 room LTR, frequently STRs (travel nurses) 8001 BR Apt: $1000Studio: 900Cabin 1br: 1000Cabin Studio: 700Current Gross Rents: 4400___________________________________________________________Potential Rents - All rents are currently below market*:House: Basement Apt: Owner occupies $1500 ($0)House: 4 bed LTR $2800 STR $5500+ BnB 20,0001 BR Apt: $1500Studio: 1200Cabin 1br: 1500Cabin Studio: 1200*There is an addition attic apartment unused: 1200Potential Gross Rents: LTR=$9400 - STR=$12,100Tax:530/moInsurance:250/moAssumptions: Small family wanting to househack and come as close as possible to no monthly expense.

Not sure how turnkey is like wholesalers but if that's your opinion, good on ya...As far as I know, wholesalers are broke, never close, lie to sellers and buyers, market just to flog the contract, don't do rehab, don't property manage and very rarely have any interest in providing after sale service or support.Just my opinion 🙏

@Karen Strattan - just wondering if you ever closed with them on this or not?

If you started and closed a rental property loan with an LLC, it may still be reported to your credit. 

You’re on-site for maintenance issues or tenant concerns, which cuts down on the hassle of traveling to a separate location.Loan Accessibility: Getting a mortgage for a duplex can be easier than financing other types of investment properties because you can use the potential rental income from the second unit to help qualify for the loan.Tax Benefits: Owning a rental property can open up opportunities for various deductions like mortgage interest, property taxes, operating expenses, and depreciation.Disadvantages of Investing in DuplexesPrivacy Issues: Living so close to your tenants means less privacy.

That makes sense - these successful GPs/Operators are often only looking for institutional investors / QPs because they don't want the hassle of smaller checks.I've probably looked at dozens of deals so far and came close to investing in one that required a larger check.