We are in the process of purchasing a home in Bremerton and we live in CA at the present time.

What looks good on Zillow does not always look good in real life or just from a weekend trip.I avoided diving into why I have chosen Atlanta and GA to invest in - figured the post would become too long.

I am calculating 20% from the net profit (we are in CO)... including AFTER holding costs and reimbursing our own $ that we also used to fund the flip.  

I have a limited view to the 3-4 markets in which I invest, but I don't see any long term rentals in desirable locations that cash flow year 1.

That has long term effects on many peoples financial situation.

As long as renovations were done, that's fine.

Builders typically are NOT long term buy and hold investors.they build they sell they take their profit and do another new build, rinse and repeat.There’s still a delta between seller ask and buyer expectations on existing property which makes sense.

I know one investor that recently sold off one of his long term rental investment properties that still had a USDA Direct loan on it. 

When I am reaching out to few lenders, either I am hearing that long term rental loan isn't there for > 8-10 units OR can't do the loan because the loan amount is lesser.

We are looking to rehab a place and then do a cash out refinance.Thank you.