My market is fairly small and I’m not a tire kicker he knows I buy and sell with him traditionally so while my commissions might not be the biggest they are steady.

It will be hard enough getting a traditional loan at your age.

As far as buyers, we’re mainly only seeing well-capitalized savvy investors who know their market very well and can identify a good deal, cash buyers, and buyers with large investment funds that they can get margin loans from for less interest than a traditional mortgage (really common in my market right now).

My question is directed at the lenders here on BP.I understand we've learned the lessons of liars, high LTV, and ARM loans and have retrenched to a more sane and traditional lending practices, but, with the continued decline in home values, how do you evaluate even an 80% conventional loan on a property, knowing further decline is likely to erase some or all of the equity the buyer brings to the table?

I initially learned to offer 70%of ARV - repairs for MAO and wholesale/assignment fee; however, I have traditionally operated at 65% - repairs, etc. since most HM lenders cap at 65% LTV.

Maybe a few wholesalers that will carry short term, but almost none of the traditional actual owner carry houses.

You can have 90% MLS access through the likes of Zillow, Redfin, etc without being licensed....that get's you pretty much Nationwide.MLS's have traditionally been very disparate geographically, competitively, economically and in any other adjective you can think of, they are, SLOWLY, coalescing in may areas.  

I financed with a traditional HEL. 7.

Personally, I'd rather use alternative funding sources instead of relying on traditional methods everytime.I'm starting to understand this.

I am afraid this may turn a bank off if they decide to research the lender listed on my proof of funds letter and learn it is not traditional financing.