I'm writing on an reo tomorrow that has a 90 day restriction.These restrictions don't bother me as I close cash and the rehab/marketing time is really not impacted.OT- I'm planning on holding these properties until we hit the spring selling season (In DC, this can be mid-feb).

This area is rural town with mid-size metros about an hour away.

I am in the mid Atlantic area.

As was mentioned by many, it's best to use cash if you've got it and it all depends on the numbers - the individual deal.What I did a long time ago (mid-80's), after we had a few deals under our belts, was put together a plan and visit several small local banks to set up financing, lines of credit, whatever I could get.

Even better if you include a bit better than the most basic TV, maybe mid-line package or a bit higher.Tenants wouldnt have to worry about TV or Internet and would feel pretty spoiled.I bet it would decrease vacancy rate and you could charge a bit more per month.I wonder what else could be included (or built into the monthly rent and billed as 'free')??

We had a similar lending environment in the early-mid 90's.

This was in the mid 80's, so that was a decent chunk of dough.We used 5K for a lot hold in a new TH development.

I've used (All Sherwin Williams) - Softer tan (Bright white trim)Macadamia (Off-white trim)Biscuit (Bright white trim)All ceilings are plain, boring white.I personally would only do multiple colors if I was trying to do a mid-century modern house.

There are a lot of "tired" landlords of mid size buildings that will let you take them over.

There can also be no lates in at least the past 12 months, but I would hope that would go without saying.Rates on a 504 refinances are in the low-mid 6s for the non-bank portion of the loan.