@Steve Saenz - This depends on your state (I'm in NC); however, the first time I did a private lender funded deal, I had the same attorney who was handling the closing, also write-up the deed of trust and note for the private lender.

I mean you know they aren’t closing, they don’t even have the emd, much less the downpayment.

My thoughts were to do a ground level 3/2 long term rental and use the basement to have a small 1 bedroom midterm rental since it was close to NORTHSIDE Gwinnett

For example, if the house is $100k and the renovations are $10k, your down payment would be 3.5% of $110k (plus closing fees of course).

Anyone have any good Closing Title Companies that work with investors here in Southern California by Riverside County, Los Angeles County, or San Bernardino County?

The mortgages and closing expense can be written off to eliminate the taxes as you want 

One of our places we get close to 1.8x, but I've never heard of 3x.Also, I wouldn't focus just on traveling nurses.

They work closely with tenants and community orgs to keep the payments coming in during hard times and the team will help you with evaluating upcoming purchases. 

Here's a real deal that's closed under a capital partner where I matched $ for $. 

My partner and I closed on our 3rd investment property/primary in November 2023 in High Point.