Then after all of that, if appreciation works out in your favor then that is just a bonus or the icing on top of the cake. 

that's not a real lender  there is NO HARD MONEY at 6.5% you have run into a fake lenderdo yourself a favor and pop on to Lendinghomes  website and look at their pricing matrix.. its very good look at your experience level and then see what the rate is .. that is what is normal in the markets today..

With the tax code capping deductions of state and local taxes at $10,000 and instating a $750,000 limit on deductible mortgage debt, homebuyers and potential homebuyers are fleeing high tax areas, such as New York, Chicago, Denver and Washington, in favor of places like Florida where there is no state income tax.Recent data shows that the home market could be on the rebound.

Do yourself a favor and don't turn a wonderful business into a "close your eyes and roll the dice" gamble.Good luck.

I have found a few things I can invest in as a non accredited investor which have done well for me but from what I have seen the offerings open to accredited investors typically have more favorable terms. 

Generally, the coverage of the policy will state; “The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured after acquisition of the Title by an Insured or after conveyance by an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title.”

Can usually be fixed fairly easily and use in your favor to negotiate lower price - when I do home inspection I make seller think house about to fall down!

Hope this little bit of info helps.My exposure to real estate is through REIT's because I live in the NYC area and I don't like the idea of spending a gazillion dollars for a building with paltry cash flow and laws that are waaay too in favor of the tenant. 

(I live in Denver)I'm looking for an attorney to go over the PSA to make sure it favors me (the buyer) in this transaction.  

Once you have a lender you are comfortable with they should also work to help you get your credit to be as favorable as possibly so you get best rate and that could take several weeks depending on your report.