For the type of rehab loan you're describing, interest rates from hard money lenders generally range from the high single digits to the low/mid double digits.Points: What will the lender charge to originate the loan?

It's on fire (double digit appreciation last year) and many vendors here are used to working with out of town investors.

Do anyone know if you can openly mention in a letter to a property owner that you can possibly pay more if they would consider seller financing verses a cash offer?

Can anyone shed some insight as to how these letters should be addressed if you purchased this note through your IRA?  

In the Denver area, many investors have seen double digit percent rise in their rental values, annually.I would suggest you listen to some of the podcasts on this site and also attend meetings of the local REI Club.Here is the page for the ones in FL:https://www.biggerpockets.com/rei/florida-real-est...Some investors like the challenge of flipping properties and others like the stability of ending up with many "doors" or rentals that provide a steady cash flow. 

Could we do a gift letter to the LLC?  

Then, use the letter to make offers.  

Zillow.com,  Craigslist,  FB marketplace.Send letters to distressed property owners, probate, divorce, pre foreclosure, code violations etc.

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@David Rosenhaus Anything that might even possibly fit that category - it costs you less than a buck to send them a letter or skip trace and call, so what do you have to lose?