These apartments are said to have OPs (owner paid).

The OP is in Michigan and doesn't  have to do anything about this tree.

The nice part about Homepath is that there is no PMI.Here is a random set of numbers at 10% vs 20% down on a fictitious property:10% of 59k purchase with 5k in closing costs Mortgage Rate 5.00%Length of Mortgage in years 30Monthly Mortgage payment $285.05 Taxes $83.33Sewer and Water $100.00Trash $-Heat/Utilities $-HOA $-Cap Ex and Ops $150.00Insurance $65.00Mgmt Fee $90.00Vacancy $72.00Total Expenses $845.39Unit 1 $900.00Cashflow/month $54.61Cash on Cash Return 5.75%20% of 59k purchase with 5k in closing costsMortgage Rate 5.00%Length of Mortgage in years 30Monthly Mortgage payment $253.38 Taxes $83.33Sewer and Water $100.00Trash $-Heat/Utilities $-HOA $-Cap Ex and Ops $150.00Insurance $65.00Mgmt Fee $90.00Vacancy $72.00Total Expenses$813.71Unit 1 $900.00Cashflow/month $86.29Cash on Cash Return 5.99%

This thread seems to have gone off track - so many posting about whether or not to raise rents.The OP already made that decision...

But they have as much risk and an agent.If the OP wants to do commercial this is completely different..

The OP asks a great question - it’s really the million dollar question that is impossible to respond with certain answers.

I said exactly that in my OP, so I guess I pass that test.

Two factors that hold me back from investing in individual notes include:Larger investment required for a potentially longer term, though note can always be sold.Concerns that I've never turned a non-performing note into performing and fear that it will not go well with a larger investment at stake.I think the OP is looking for something open to non-accredited investors.  

OP  you will probably be best to find a local HML  who may do this on a fee basis..

Exactly your talking about a lender who is in business to lend I am aware there are all sorts of loan products.. but the OP is talking about a private lender.. not a company.. my point is private lenders don't let others broker their money one they don't have enough.. most private lenders will have a few hundred grand to maybe a million to put out.. how far does that go in your world.. answer not very far LOL