If you're not familiar with the area we have a designated Sueprfund that encompasses over 1900 homes in Pueblo that literally right now not a single bank will touch so I doubt hard money lenders will touch either.

I have been considering an IRRRL on my primary residence to drop the rate on my VA Jumbo loan, but received a flyer in the mail today advertising 100% LTV cash out (appraisal and income verification required) with the same rate I have seen on the IRRRL product.

You cannot base your entire REI based on a single bad experience with ONE property alone

Instead, because of our portfolio of single family homes, its difficult to find institutional money for less than 6% at 70% LTV.

I'm interested in investing in a fund that focuses on single family homes.

This led me to looking at bank owned properties for around 10,000 to 15,000 however every single one (even though fixed up nicely each would only be worth 35,000-40,000) had something seriously wrong with it from mold infestation to a giant hole in the ceiling to literally being condemned due to foundation issues.

I worked as land manager for one of the largest home builders for three years just prior to the crash, but was only responsible for property due diligence, and construction of roads, utilities, and site work for large projects; not individual single family home rehabs or individual / small scale new home communities.  

Since then we sold the property but I have left the money in the IRA and would like clarification if anyone uses this for single family? 

He recently bought 2 single family properties and is doing well.

@Broderick CampbellIs is a single lot for a single family home?