You mentioned that the smaller community banks really want to give loans....I easily have 20 percent for most properties I am interested in, great credit and a 20 year work history but no income right now.

I remember when everyone was doing the 80/20 conventional loans to avoid mortgage insurance and FHA tanked in business.Then 80/20 went into the toilet and conventional were wanting more down so FHA had 3 percent and a very low insurance.

The 23 percent increase in housing prices last year is sizable," Merrill said of the increase in the median sale price in Tucson from December 2011 to December 2012.

Isnt there guys who make a killing on these things for a lifetime?

Other than that do 95% percent of everything myself (wife now helps).

I inquired about this a couple months ago and the mortgage broker from PNC Bank told me you can do an FHA Cash out Refi with a 80 percent LTV on the ARV after 6 Month as long as your credit is above 700

To get rich, market to the people with the highest lifetime value for your business.

That way you could get rates as low as 2.5ish percent, or better if you have a high volume of transactions.Also, with a real merchant account through a big institution (like Chase), they deposit funds next day so if you received $1000 credit card payment from tenant on the 1st, they deposit $1000 in your account on the 2nd.

I really do not expect the properties to appreciate a lot in my lifetime because they are near a salvation army and manna house.

The rate is usually about half a percent higher for investment property.Kristine - Investment property is an investment property.