Note investing can be divided into performing vs non performing.  

We own a mid term rental in Temple that has performed very well.

A loan commitment letter carries more weight as it confirms lender approval, signaling a stronger ability to close.Addressing Closing Concerns: A commitment letter meaningfully reduces concerns, especially when paired with proof of equity and a track record of performance, even if on smaller deals.What Brokers Look For: Key factors are a reputable lender, clear terms in the commitment, and evidence of funds for equity and reserves.

That’s the best bet.

I do see a ton of 2 unit houses on Zillow, so would it be a good bet that these are landlords trying to unload their stock before student housing regs kick in?

Use the actual NOI, not the pro-forma b/c that is how the property is ACTUALLY performing.

I bet if they found a subsurface problem, I would own those. :-)ps.

Your best bet for that size will be local banks and credit unions, good luck.

@Gary Bonds the only way you'll bet a business loan as a newbie, is by cosigning for your business.You'd be better off getting a business credit card you personally cosign for to start establishing business credit.

I am very happy with the performance of my portfolio - all my properties are between a 10-13% cap rate.