To answer your question, your agent may have some suggestions and your GC certainly should give you his opinion but have an idea of what you want to do and bounce it off your team.  3 & 4 - Traditional will certainly fetch better rates than a Hard Money Lender however you will likely have to go through a long and lengthy process. 

@Shane RonayI will make this simple if it a small deal under a million dollars (non commercial less then 4 Units)then the buyer will just give you the fee in cash ....... the market is that hot and everything is bought in cash anyway.If it is a large deal NYC style then they will just do a reassignment. 

The house has a zestimate auction value of 230,000 but the condition it's in (outside is all I know, plan on checking out inside next week) I doubt it will fetch that.

Any company that loses hundreds of millions of dollars per year doesnt exactly care if they piss of their customers.

@Jessica Maalouf-Hi Jessica, Toledo has a population of over a quarter million people making us the 71st largest city in the US...this means we have some wide variety in neighborhoods, suburbs, and thus investment areas. 

Today’s decision will not dampen our efforts or affect our focus on the mission of the agency.”PHH had originally been fined only $6.4 million in November 2014 for kickbacks in the form of reinsurance premiums paid to a PHH subsidiary by mortgage insurers, a violation of the Real Estate Settlement Procedures Act (RESPA).

Flipping million dollar condos in New York?)

The short story is that your parents can give you about $10 million to you free of federal tax --- where it's by gift or through their estate.  

I do not intend to contribute once I retire from W2 employment and with a conservative 6% growth I will have well over $1 million at retirement.

You need to list the deal size you are buying ( 1,5,10 million etc.), whether (stabilized, vacant, value add 50%), whether A,B,C,D location and A,B,C,D building, how you are going to fund the transaction ( all of your own cash, some down and a loan, a syndicate), minimum going in cap rate you are seeking.An experienced broker will want to know your track record, capability, and how realistic you are with returns in the market before deciding whether or not to spend time with you and present opportunities for purchase.