Another option is going to be looking for off market deals, but they are going to want all cash or hard money loan, which you could do for a year and then refinance it once the property passes inspections for a long term loan.

(Before you start reading, I think the overarching theme of this question is that the definition of a Hard Money Lender and Private Money Lender has changed throughout time.

Go after the money.

Quote from @Michael Smythe: @Jay Hinrichs you might find this story interesting.https://www.freep.com/story/money/business/michigan/2024/05/...Someone's gotta start the long road back! 

Just my 2 centsTo answer the question if it’s a tear down you need to understand the comps In That area and the cost to remove the existing and rebuild - where many go wrong with rebuilds is they assume best case construction and holding times and time is money especially if using a construction loan.

When the bank lent you the money is when interest starts accruing. 

Wholesale should never be done with a listed property unless you give 100% full disclosure up front so the agent and seller knows you have no real money no real means to close unless you can find a buyer etc etc.. but of course here we are talking about this and poor wholesaler cant get deals LOL

I have mentioned a few times on BP For all these folks trying to bust into the business but need to make money this is a great way to learn details and make cash without having to spend much if any money other than a computer scanner printer phone. 

Roll money into paid ads on Facebook or YouTube.

I just think Columbus has been buzzy for a long time so a lot of new investors choose it for the wrong reasons.Like, you can still make money in Austin, but you missed the big money and now it's much harder.