Know of an efficient way to identify hard money lenders that will solely focus on an 80K loan against a property purchased at $256K with me bringing the rest of money to the closing table?

My brother and I purchased a home 18 months ago in which the seller wrote us a fixed 4.5%, 5-year mortgage note as an incentive for a quick closing.

What is the downside of using a commercial lender to purchase, my own cash to rehab, and then refinancing?  

We are trying to purchase rental properties to pay for my children's private education.

My first step would be to grow your capital by investing in rehabs, partnering before purchasing your first buy & hold.

Here is a real life example with my client (numbers are altered since we haven't closed yet): Activities are a lot slower in recent months in many cities across the bay area.

Purchase price: $1,280,000 Cash invested: $400,000 we were presented with the deal by a flipper needing to exit the deal. it was only rentable for $4500/mo as is, so we created a second unit. now it brings in $7200/mo What made you interested in investing in this type of deal?

My NJ experience is you are looking for someone to buy your newly purchased land for a lot more in the near future, regardless of where you buy.

I completed my first BRRRR earlier this year and had enough cash for the purchase and rehab, but the LOC's are available when I need them.  

All-cash purchases provide stability and simplicity but may limit your portfolio size.A balanced approach could be:Use a portion (e.g., $400k-$600k) to purchase a few smaller multifamily properties (2-4 units) in cash-flowing markets like Toledo.