My lender just started offering their notes for resale to private investors and has 100s to choose from all over the country ranging from 8-12% ROR monthly, currently from $62k-620k, in all areas of the country.

We refinanced out before the 12 months rehab period and all ended really well. 

Make sure you have a backup plan (contingencies) for if/when obstacles arise and you’re required to spend more money and possible more time (3-6 months) to the overall project. 

Happy to give you a copy when it's ready in a month or so.

I guess you are saying you'd make the loan to yourself and let the funds sit in your personal bank account for the two months? 

When rates are high you can charge higher rates, offer short term loans (12 months) and have some liquidity and make a decent return

I have the funds for a 3-4 month long VA cold calling campaign.

Total cost is less than $1000 per month including WC and disability etc....Small price to pay given that total revenue is $15,000 per month and I now visit the property 1-2 per month spending less than 20 hours per month "managing" this investment.

What about tenants that stop paying rent 3 months into a lease? 

So, he will reap the benefit of the reduction in P&I on the loan over time.If he is unable to obtain financing in one year, it would revert to a six month lease and he would be required to pay a damage deposit at that time.I am calling this an "Agreement of Intent to Purchase Residential Property" and not a Lease / Purchase Agreement.