First, I would try to get the government out of the private sector, including real estate.

You are also correct,the more they spread the homes into the hands of smaller investors, the more it will mitigate mass movements in the market as each will have their own "plan".What is interesting in reading FHFA findings is that they are pushing for public/private money partnerships, no doubt making Uncle Sam the partial landlord in some grand socialist move.Though Carrington/OakTree just announced $415MM raised & dedicated toward the program.

Question, When assigning a contract to your end buyer, is there any need for a title company when you're dealing with a private seller/cash deal?

The truth is, the recent temporary extension of the payroll tax cut is being funded by a "small fee" tacked onto governemnt backed mortgages (30 years of extra fees for homebuyers from now on [and probably forever] to pay for a temporary - 6 months - payroll tax cut).

You may try to find a private lender as well.

Can any of the current FHA (or USDA) loans be used by investors-not just owner occupants? How about any of their rehab loans?

Can you use a hard money, private, or transactional loan on a free & clear property, such that you then apply to fnma or fhlmc as a rate & term refi of the private loan?

If I could find a private investor to loan at a low cost I would do it, I just haven't developed those kinds of relationships yet.I could get money to put roughly 40% down but I'm not sure if that would help.

When I very first started looking for private financing, I thought this way.

I couldn't have purchased myself for less than what the wholesaler was offering it for.If you want to focus on selling to buyers with MLS access, target private sellers and FSBOs...