However, that's only half the equation.

But I guess both sides balance the equation right.

@Robert Freeborn equity does not equate to gain.

AND ALL for no cash (no cash needed to get the hard money for original purchase and rehab costs and then no money needed for the traditional lender to take the note (at 80% of the LTV, essentially my "20% down" would be the equity that I forced into the equation).So you buy a distressed place for $300k, and put $75k into rehabing it (all via hard money).

That could change the equation somewhat-- if not this year, then going forward. 

I would work the equation backwards.

That would equate to paying someone $150/hour to send 3 letters and make 2 phone calls  I also consider that it often takes less work and that additional work rarely produces results.I'm constantly trying to learn so if there is something I am missing, please let me know. 

Some partners may be able to provide funds and "time/sweat equity" which typically equates to monetary equity in the property.

They mostly will consider projected monthly rental income in the equation for investment property loans.In researching comps of rentals for income, make sure the location and features are similar to yours as well.

It sounds odd and nontraditional, but that is a common work template for many in the healthcare field.After our conversation she said since I have worked for one of the companies multiple times, roughly equating to about a year and a half, the underwriters may be able to work around that.