I don’t qualify for conventional loans but I may be able to utilize a portfolio lender based on my given situation.

Total profit over 3 year period is around 56k (28k for me, 28k for my partner) $8,200 of our own cash invested (14k of rent credit so even though it is not out of pocket, it reducing our cash flow on our portfolio about 900 a month for 10 months).Total out of pocket is about 11k. 

Within 60 days and for no less than 12 months is ubiquitous, even non-qm and portfolio loans just use the standard FNMA boilerplate contracts that contain that exact promise (0% chance any SCOTUS will ever rule a FNMA contract void due to contract language, since that would eradicate trillions of dollars of American homeowner net worth).

Now I'm looking to go solo with mostly my own money in different towns, being that NYC is to expensive for me to build my portfolio on my own.

In your case, you would be tying up most of your capital that could be used to expand and diversity your portfolio.

@Dana PowellYou're getting a quote on a portfolio loan, not a Fannie/Freddie Jumbo. 

4) Does this $1 million represent your entire portfolio?

It seems good deals are harder to find and most of my Investor friends are off loading their portfolios.

The investor’s portfolio I am advising currently looks like this:25 SFRsValue: approximately 1 million All properties owned, no debt Monthly cash flow: approximately 10kWhat are the best options for this particular investor to continue growing this portfolio?

I am looking to raise capital so that I can add to my rental portfolio.