(this was after we had closed on the property) This was a bank commercial loan. 

Soon closing on a property property cost $458k and the closing cost is really high we are doing FHA mortgage they are charging 2% of the loan plus application fee and mortgage insurance on closing for the amount of $7k and plus monthly mortgage insurance... in 2020 there was not just a thing 2% of the loan on mortgage origination loan fee! 

Once the loan is due, lenders can really charge whatever they want for an extension.

Loan Buy Down: Some calculate this as part of their "cash flow."

Many hard money lenders are hesitant to provide loans solely for land acquisition, and conventional loans have been somewhat limiting, especially for land deals.What is best strategies for raising private funds.

Yes, your education, and don't fall for online classes on wholesaling.

I would look into house-hacking with a 5% down CHAMP loan or a 3.5% down FHA loan.

IMOHML also better be careful about calling a residential loan a commercial loan as well.

******************************Current Loan Bal - $315kMortgage Pmt - $1344/mthProp Taxes - $840/mthInsurance estimate - $300/mthTotal estimated PITI = $2,483/mthHOA - $124/mthTotal Monthly Expense (not incl, Vac & Coll, Mgt, or Capex) - $2,607************Estimated Monthly Rental Income = $4,000 to $4,300Estimated Net Income - $1,393 to $1,693  ($4,000 - $2,607, etc)Annualized Net Income = $16,711 to $20,311***********Estimated Current Sales Price = $830,000Est sales cost of 6.5% (5% commissions + 1-1.5% other costs) = $53,950Est Sale Net Proceeds - $776,050Est Net Cash (after loan payoff) = $461,050 ($776k - $315k)******************************Est % ReturnsAs a Rentalbetween 3.62% to 4.41% ($16,711 net inc/$461k net cash from sale, etc)Again, this does NOT include vacancy, collections, management, or capex, etc.

If you don't have one (the form), the are available for free download online.