I moved to Columbus a few years ago (from Portland, Oregon which was super expensive) to become a full time real estate investor, and ever since, I've completed quite a lot of BRRRRs, flips, and own a successful rental portfolio here in Columbus Ohio. 

Congrats on all your success so far. 

I am an out of state investor in Indy and recently got my offer accepted but the lender is now offering an extremely high rate 6.375% with a 3.5% discount rate for $3,172.

Wisdom is knowing which is which.We do something a little bit differently, we buy "off market" and take over thier loan & we expect to get low interest rates and equity up front like this.

I plug in known properties, fit a curve as in sales (baths, pop density, and so on), and try to predict the property's condition based on those features within an error rate (except this time you'd be predicting the probability of a condition, as opposed to sales price).

Plus you might have a good rate compared to todays market.

Have to look for a lender who will get you closed, good rates and a clean process.

But I also felt strongly that I wanted to live there myself for my bachelor years, that I should take advantage of low interest rates, and that it would eventually at least break even as a rental.. so no regrets.

I got this house at such a discounted rate because of the shape that it is in and because it was a friend who I am trying to help out.

I just want to be up front with that.So, has anyone had any success with any particular banks that WILL do a Self Directed IRA non recourse loan?