Length of the primary lease term, level of lease guarantee, location, quality of tenant (national,regional,local) plays a part.There are many different types of lender (local,regional,national banks, insurance companies, CMBS, conduit, credit unions, private family office lenders,etc.) each has their own criteria within the space to do a loan on a property.It would take me many hours to write a response explaining all the variances.When people become my clients I already have the retail commercial attorneys, capital markets lenders, on and off market database of properties,etc. 

You also have to register your property with the city as a rental, or you get a nice letter demanding a $2500 fine. 

It is not a fast play, but it adds up if you do enough deals. 

Tons of kids down there, not as high of prices as Portland, but still plenty of demand.

I understand that there are many variables that come into play and dependent on the specific property at hand and a one size fits all approach isn't what I'm getting at.

In the more rural areas, prices are obviously cheaper, but they have there own issues such as fluctuating demand because of oil/coal booms and busts, limited selection of tenants and property managers, etc.

I only purchase value add deals personally, so I am looking for deals that will be able to perform at 9 or 10 caps within a year of my re-positioning play.

She sent over the new payoff demand letter so we're good to go for $15,000.00 even.

Apparently there is a new video game called "House Flipper".Website:  http://www.houseflippergame.com/Now after a long day of rehabbing houses, you can come home to relax and play video games ... rehabbing houses!

some of the biggest wealth in the US is generated by path of progress land plays usually the farmer seller to the developer.but I will give you a few of my personal land plays.1. 3.5 acres Rohnert Park CA.. when I bought it in early 90s it was unbuildable.. but it sat behind a home depot and I took a calculated risk.. now its been annexed into the city and zoned mixed use residential and sites right next to the Graton casino they built a few years ago..