If you do plan to go for the bonus depreciation then make sure you’re committed to the property for at least 5 years.There are still lenders doing 10% down second home loans as well as 15% investment - I just talked with one last week that served most of the country. 

In the past on a different property I've called the lender and confirmed it is okay to do this in order to not have a due on sale clause prior to quit claim deeding it into an LLC.I've heard sometimes the lender will say you must refinance into your LLC in order to quit claim deed it to not trigger the due on sale clause.

Can anyone recommend a collateral lender who lends against promissory notes?

My current W-2 income will probably not be enough to qualify for the loan, but my income from my current property, which has existed for far less than the two years lenders will look for, gives me more than enough money to be able to handle the payments on such a loan, if I could qualify. 

I feel like I had gotten my team set-up, a young aggressive real estate agent who owns rental properties himself and buys foreclosures and repo's himself, a solid lender, cpa/book keeper. 

Does the lender get the homeowner out of the house before it goes to auction typically?

Yeah I would check with many different lenders to see how you can use that to your advantage.

You could become a private lender for people who flip homes, invest in notes or tax liens/deeds, speculate a bit on buying new construction and then selling for a profit when complete, buy shares of a REIT etc.Orlando is a fantastic place to buy and hold, build new construction or even own a STR.

Additionally, be sure to have a solid business plan in place to present to potential lenders.2) In addition to a construction loan, you could also explore other financing options such as traditional mortgages, lines of credit, or even private investors.

In a nutshell, I buy secured debt ( real estate note secured by a mortgage or trust deed)at a discount from a lender.