Happy Monday.A few people in my network are looking for steady low-risk returns that beat today's worthless "High Yield" savings accounts.As such, they have offered to "be the bank" for me with a cash-out refinance on one or more of my existing properties.

Apple, Tesla, Amazon, Google, Oracle, Facebook, and about 1500 other companies moving here or expanding existing operations here. 

(newbie question #3) Does 3.5%~5% down FHA loan still exist?

If the home does not have any existing liens outside of the mortgage that is being replaced, I don't see why owner occupants would be unable to buy.

Have you paid down the existing mortgage on the property?

It'll likely to benefit them one way or another if you choose to invest there.Unfortunately the market is not the same as what it used to be. 1% rule exists in areas where you wouldn't want to step on, with the hopes that area will over time get better.One very important investment factor is, the tenant pool you'll be targeting. 

They are legit, as Andrew said for a first timer you will more than likely get a loan to value of 70% (keep in mind this is 70% of ARV not existing value) and 2 points.

@Cassandra Alessio Yes, these associations exist to protect affordable housing and educate the state on the subject.

This has been impacting everything from new construction, to rehab projects and even quoted as being justification for some of the crazy bidding wars for existing homes.

There's been classes on it and everything else but when no one tells you how litigious a sub to negotiation is.If you go in and get a property under contract and take it subject to the existing debt and then you flip that out or you make money on it and the owner gets wind of that they can come back and sue you.