In my opinion, he was sold a bill of goods.  

A private lender who doesn't have the ability to sell the loan to FNMA however takes on some level of interest rate risk when lending at longer terms, i.e. 30 years.  

Even if you aren't borrowing on the line of credit, it may affect your ability to secure a loan for buying real estate.Hope this helped...Doug

It gives you the ability to not only get out of the deal if your vision for the property doesn't pan out (yes you'll waste plenty of time and money but better than being stuck with an acre of land you can't build/subdivide) but also nullifies holding costs on any loan you may have taken to purchase the property.The best way to buy in expensive areas is to go out and find the deals others haven't.

One is I hope to be living there full time within 13-15 years, two is I almost have enough to buy a house down there cash 60-80k range with taxes around or under 1,000 per year. yeah you aren't going to cash flow $1000 a month like you would up here with a second apartment but I could acquire properties down there a lot easier because of the ability to purchase with cash and use the brrr strategy.

The third GC I hired is a little bit more expensive than my 1st GC but I trust their quality of work and the ability to do more properties at once is worth the increase in price.

keep in mind when you read BP you have value of portfolio and you have EQUITY big difference.. give me Steve's 1 mil of TRUE equity over 1 mil portfolio or whatever size that has max leverage huge difference on NET cash flow and ability to ride the market if you have a downswing ike we are seeing now those with 80% leverage like so many like to do could find themselves at least for now with ZERO equity and all debt so plan B that is not painful . 

The fun part is you will need a local bank account for the ability to rent, ummmm and you need a residential address to get a bank account.

Finally, as a last consideration be sure to check your state's sexual offender database to make sure there are no sex offenders living in close proximity as this would kill your ability to resell at a good price.

@Mike DymskiYou are absolutely right, Mike, in regards that the quote about IRR Investors was meant as a effect so that there is an understanding that the two are different and implies different Markets and Investment needs.The following is for the readers (not Mike Deymski only).I will say that there is another reason why those that do have the ability to Invest using IRR valuations  (in other words, they don't REALLY need the cashflow but would like to have it) DO NOT simply because they have not spent the time (and I would say it may take months to years) to truly understand the Calculation and how it works.It's the most comprehensive calculation you can have and requires you to do a pro-forma 10 year projection.The problem I find with a lot of BPer's is that they easily dismiss IRR because it's either too complicated and sophisticated that the newbie will need to spend time to learn it before jumping into Real Estate Investing.My personal opinion is that if you truly love Real Estate Investing and are truly motivated, you will eat, sleep and dream about Real Estate.