Hard to come by obviously but they are out there :)Our group passed on a senior living facility last year when it was worth about $13m due to our capital being tied up at that moment, fast forward to today and it is now cash flowing 15% per year and worth about $20m or so due to the new owners optimizing the property as we likely would have.

I know the interest rate is directly tied to risk and neighborhood, first lien, performing etc.

If your using a student loan for your college you need to sit down and figure out if the education is worth the loan you'll have tied around your neck for half your life (or more).  

And for you - if your coming across great deals all the time if I were in your shoes I would get a deal done and find out if the private lender your speaking with can help you scale.Good news is if you came across a bad “private lender” that stol your deal and you have access to more deals then no biggie.

never skimp on inspections, legal services or comfortable shoes.

If they don't have a signed release, then things could get tied up for a long while until they figure it out.    

You want to try and tie in additional professionals to review and help guide you through the process.

Our two cons is a) ties up a good portion of my liquidity and b) prohibits my family from using the house during some of our vacations which obviously has an emotional tie- in to my decision making

Meaning - can you transfer funds directly from a bank account that is tied to an LLC to your own personal account without penalty to the LLC?

Reason he got a great deal and the owner got screwed, was because an immoral wholesaler had the property tied up for months at a price way too high (that "deal" came across my desk 4-5 times over a 3-4 month period of time because it was being marketed).