Well 2 of the 3 properties have no loan.

It’s not that they can’t get a loan.

Many lenders will charge additional rate increase if loan is under $150K.

One of the reasons for this is that the Sub2 investor may be nervous that the seller will say no.It should have been perfectly clear that the loan was going to stay in her name and you was taking over making the payments on her loan.

Its a 3 bed 2 1/2 bath.It is around 255k and I am using the state's first time homebuyer loan that provides 6k towards the down-payment.

So increase NOI, then you can back into a rough number on what your loan proceeds will be based on your forecast debt service upon refi.

Also, most who will buy a home in the price point as a flip will likely utilize a construction loan to improve upon the rate of return.

if you do, that's great.but if you just want to do some kind of short term stint as a PM to help you invest... i don't think that's necessary.that's like saying, i'll go become a loan officer for a bit to learn lending. 

Developing contacts with other investors may lead to useful information, assistance, and even joint venture prospects.Examine the several financing choices that are available for buying houses, including conventional loans, FHA loans, VA loans (if appropriate), and even portfolio loans from nearby credit unions or banks.You might think about contacting mortgage brokers who focus on investment homes.

It is just rate and terms refi, so we can increase the construction loan amount which will be taken on draws.