Hard Money and DSCR loans for a BRRR project in a medium sized city in Texas

You can acquire one with as little as 5% down now with a Fannie Mae conventional loan ( and maybe even add in dollars to update).

About me - According to Stessa, my wife and I currently have a real estate investment portfolio valued at $*,***,*** leveraged at $*,***,*** debt (I’m pretty sure Fannie/Freddie will stop loaning to us pretty soon!)

Commercial loans and insurance anyway. 

From my research online, I've read that having a rental/lease agreement would not be binding because it would be for an apartment that's not legal...is that not the case and I should still have a rental/lease agreement in place?

There are schools all over, including Wilmington for sure. https://dpr.delaware.gov/ has all the details on schools and requirements, typically the schooling can be done online and then the test is done in person at a testing center. 

NEGATIVE cash flow.Note: The home is already 100% furnished, so there is no need to buy furniture.Appreciation and Loan Pay-Down:I would offer $550k as the purchase price.

We put down 20% and have a 30 year fixed rate loan for the balance.

Here is how I see it:Private Money Lenders:Companies: These companies give loans based on the value of the property and the borrower's financial situation.Individuals: Wealthy individuals usually care most about the property and the borrower's experience.

As you may well know you need the down payment, net worth equal to loan amount and cash for monthly expenses for generally 9-12 months.