You might talk with a local non-chartered bank and see what they have to offer, often they have more flexibility due to fewer regulations.

I chose my brokerage based on a combination of flexibility, tools, and passive income potential. 

I believe California has a lot more flexible lenders that other states. 

By using an extremely flexible CRM such as Podio, you can create systems and processes that only you own and set you apart. 

If someone is willing to pay a realtor and take the time + put forth the effort to sell 5 units traditionally, then they're probably not going to be the type of seller that wants to give you so much flexibility.

Bray I know your area very well, I graduated from Mathews high school and i have family all around the Mathews Gloucester Yorktown area @Johnny Napier I would definitely like to do that, i have some flexibility with work and if not im always open to any time on the weekends @Kelly Hall I'm sure that is something I will need some assistance in once I go to look for my first deal @Brandon L.

Those ARE real expenses that are going to effect your NOI and therefore cash flow.You can also ask the what the market cap rate is for similar properties of size and vintage and if the seller has any flexibility in the price.   

I look for a few basic things which I have found make a unit profitable:- good neighborhood - Close to large employers with well-paying jobs- easy parking- below-market rent- low cost per bedroom- flexible landlord who will allow 2 people per bedroom plus 1-2 more and will allow small pets (ideally).Places that meet these criteria generally cash flow very well.Regarding arrangements with landlords, they love it and bring me their vacant units.

There is much more flexibility in terms with off market properties.

I’m a little confused my understanding was that a hard money lender normally have high interest rates of 10 to 12% I thought private lenders normally have lower interest rates with flexible loan terms depending on the lender’s preference.