Most people would be far better off getting the cheapest term insurance to protect their families and invest the difference into assets they can control and understand the best such as real estate or private lending. 2.

If it is being bought through a private sale that changes the value of the property. 

Do private lenders ever lend at 6% or less?

I haven't used a hard money/ private money lender before but that may be a route that I'll pursue.

I have little-to-no cash reserve...student loans, daughter in private school, and a long work commute (gas $$) have a lot to do with that.

I dont see why your private lender would not provide you a generic POF letter so you can come in strong and make offers.

Also just use your own private detective work.

We also have a private lender who is willing to loan us $50,000 for our next purchase(s).  

(Buy,Rehab,Rent,Refinance,Repeat) This way I am able to still do my buy and hold strategy and I will be using/partnering up with a private lender hopefully soon I am still looking for one but I have already done all the research and I know the areas I am investing in and I know the ARV as well as how much to charge in rent.

I am assuming it is through the use of private capital or pooled funds but even solo investors are posting about buying 1 house a month and I not only see how that is difficult from a cash outlay perspective, but how does one get that many properties on a mortgage, by having a portfolio loan setup with a local CU?