And what I am personally seeing the Market place today.Commercial bank/ community bank were you have significant deposit relationship and long term relation ship..   7 to 10% plus 1/2 to 1.5 points.. these are relationship and experience and capacity lenders..

Landlords manage from a distance and "assume" everything is going great because tenants pay rent on time.

Been a long time listener, hoping to finally get started within the next year or sooner.

Currently under contract for a large off-market residential property.Quick details: 4,200+ sqft 12bed / 5bath (2 kitchens) (No a flood zone)(Light - Medium rehab / rent-by-the-room play)My partner has been a PM in this community for 20+ years and is highly confident in this deal (as am I).The current issue is, we aren't confident the property can close with a bank due to a few seller complications.( ^Very long story, but if you want to hear it I will tell you haha)We're looking to over-raise about $335k ($255k purchase and $80k for the rehab).But we (and our contractors) know the rehab portion will come in a bit lower.Can anyone point me in the right direction?

I've had countless conversations with heirs who spent a long time trying to figure out how to make money off of land or buildings, but without experience, and never got anywhere a year later.

Interesting that you guys wouldn't negotiate on sight distance.

Having a team in place is essential to long-distance investing.https://www.biggerpockets.com/blog/core-four-real-estate-team

The list is long. 

Do not focus on cash flow first in Philly or you will end up in a C-/D+.You HAVE to work with an agent who has been in Philly for a long time to have success and who owns properties there.

As long as both owners are notified and served with the foreclosure, then the entire title should transfer to the buyer.