I'm in the last section of the pre-licensure course going over adjustable-rate mortgages (ARM).

Key word is off market-anything on MLS you are competing with everyone and their brother in law who are willing to take single digit return. 

Now I'm looking at commercial loans 15 yr arm on a 20 yr schedule.

IE you can e mail or call and give and address and have a TRIO on your computer in 90 seconds.. a trio being a copy of the tax page  a copy of the last recorded Deed and a copy of the plat map boom done and free  Title companies out here are quite competitive and they all have a customer service department that does nothing but support agents in their marketing efforts.. and many have Development arms.. so when i want to look at a potential development they will give me a developers package.. now they do sell those  I get them for free.. and this is a bound book with all the zoning  sewer water power demographic google  topos etc etc .. that usually takes a few days. 

While sitting  on the sidelines as prices increased by double digit percentages this year, I decided to get my (financial) house in order, so when an opportunity came my way I was ready.

While sitting on the sidelines as prices increased by double digit percentages this year, I decided to get my (financial) house in order, so when an opportunity came my way I was ready.

According to the National Association of Realtors, median listing prices grew at 15.2 percent over last year, marking 39 consecutive weeks of double-digit price growth.

The northern half of this zip code is seeing double-digit property value increases.

Your mortgage payment won't change unless you are in an ARM. 

In keeping with dating before marriage, rent for >12 mo no late payments, full doc ATR fullfillment, get a BPO to peg price, I have financed a few deals and take installnent sale tax treatment, and use a servicer for arms length accounting of payments and sending of the 1098.