In that case, I think all you need to show the bank is that you have a fully executed 1-2 (or more) years lease agreement locked in with a tenant, who has given you a non-refundable security deposit (1-2 month worth).

I don't want to step on your toes in your market, but I'm interested in learning more about how you found these properties (on/off market) and what types of neighborhoods and tenants you secured.

There are certain fixed costs when do closings and a loan so the smaller in price a property it is the higher your closing costs as a percentage of the sale.Usually a 24,000 property is in a poverty type area with increased crime and increased risk to the HML's capital.Loaning out for instance 80K on a high quality area for a rehab when the purchase is 60% LTV for a resale into the mid 100's makes for better security for a lender.Going to friends for a partnership or family for the money but if you are buying a property worth only 30k I do not see much of an upside for an investor or a lender. 

Another loan is a bridge loan that uses equity in your existing home to buy the new home, they can also take a security interest in both properties, when the old home sells that amount secured is applied to the loan.No lender is going to want to provide a new loan with the expectations of a long term loan arrangement on a property that is being sold.

If they are giving you a signature loan and then you lend it secured by RE, that might be a great way to make some money.

Typically, the entity that is created for the deal will own 100% fee title to the property subject to any assumed or originated secured debt.  

I have posted my success story and the web admin's have banned me.Could some one tell me some "do's" and "don'ts" for this site, please?

Burned a lot of time on the web trying to figure this one out on my own!

I'm really just looking to maximize return here.I have a very comfortable savings/investment balance of $100k+, so secure financially.I am not handy and not looking to "buy a job."

I am calling all my local banks, I have a close to perfect credit score and other debt free real assets to use as security.