By trying to be cautious and smart with their first home purchase, they can't seem to land a deal to save their life.I hate to say it, but if you don't HAVE to buy right now, maybe it's a sign that you shouldn't.

I know several HMLs who lend at 12% with 1-3 points.You might be able to get 10% if you had a long-standing relationship with a private lender but I think you'd be safe to assume 12% if you're just starting out.Yes, HMLs usually want 65-70% LTV max, so that would be 30-35% down.New HMLs will loan that on the after repair value (ARV) but smart/established/experienced ones will loan 65-70% of the purchase price and then set up a draw schedule for the rehab, usually with the borrower funding each stage and then getting reimbursed after an inspection which verifies the funds were spent on that stage of the rehab and it was completely finished.So if you bought something for 100K, the lender might loan 65K, you'd bring 35K to the table.

The key is to not go crazy with opening up a bunch of credit cards, but rather be smart about what accounts you open. 

Hard money isn't your only choice (Your Choices: Banks, Friends and Family, Alternative lenders, Hard Money) 2. 

Good choice.

Anyone have experience with either of the following:  American Home Shield, Choice Home Warranty, Liberty Guard, or First American? 

Talk to your CPA and set aside any funds you may need for taxes.Given that you will have zero cash flow over the next 12 months, there is extra burden on you to ensure you are smart with the money and keep reserves in the event there is a problem (e.g.

@Jaclyn ManionYou CAN buy a property with $6000 down, but it probably won’t be a choice property.

I don’t see tying it to one unit being smart, but I also don’t see public use being a profit center. 

If you're loading a smart *** answer, please just keep scrolling.