@Jayden BoysunI would get what I already own producing as much PCF as possible and go do it again.

We pay close attention to the market and review market data through Zillow and Craigslist regularly, as in at least four times each year we put together spreadsheets on the competition on a square foot basis. 

@George Kopp I use the Allen & Roth faux wood vinyl blinds from Lowe's, they average about $30-35 per window for regular sized house windows.

The process would be about the same as using a regular lender, in that you close and the HML funds it at that time. 

(It's also possible that because your loan amount is going to be so high, the 28K still fits within the allowance; I don't deal with regular residential mortgages enough to know the exact allowed percentages right now but I know it frequently comes up as an issue.)My other major question/concern would be whether it's actually a legal 4-unit property, particularly regarding the basement unit you mentioned.

@Andrew P. do you have a regular job by chance?  

I don’t want to use a regular conventional loan myself and neither do they to avoid using a big chunk of money they want to save.

I have always bought the regular way- with an agent (or representing myself in the state in which I am licensed), on market properties and fair negotiations. 

I'm not an agent, but the lack of investment-savvy agents in my market comes up regularly at my meetup.

Good Day Dwight, As A Wholesaler, my opinion is buying at a higher purchase rate, and stagnant rent rates, will produce less ROI in the short term.