These lenders normally have higher rates because they don't sell them so until I hit the limit Fannie and Freddie are normally best unless I have missed something.

Thanks for the insight.The banks are selling these notes to Fannie Mae (or Freddie Mac, ...)  

________________Thanks Gideon, I will surely include the extra numbers to play it safe and so that the rehabber / end buyer will have all their costs covered, but I noticed you based these deductions from the ARV and not the asking price, do I make these deductions using the ARV from sold comps.?

From what I have noticed in my research it seems that MF likes to show up around established town centers.  

I checked out the link and noticed there is another meeting in about 2 weeks so I plan on attending.

Effective Date: 11-25-1969 5313.06 Notice of forfeiture.Following expiration of the period of time provided in section 5313.05 of the Revised Code, forfeiture of the interest of a vendee in default under a land installment contract shall be initiated by the vendor or by his successor in interest, by serving or causing to be served on the vendee or his successor in interest, if known to the vendor or his successor in interest, a written notice which: (A) Reasonably identifies the contract and describes the property covered by it; (B) Specifies the terms and conditions of the contract which have not been complied with; (C) Notifies the vendee that the contract will stand forfeited unless the vendee performs the terms and conditions of the contract within ten days of the completed service of notice and notifies the vendee to leave the premises.Such notice shall be served by the vendor or his successor in interest by handing a written copy of the notice to the vendee or his successor in interest in person, or by leaving it at his usual place of abode or at the property which is the subject of the contract or by registered or certified mail by mailing to the last known address of the vendee or his successor in interest.

Mailing a late fee notice or billing them for a late fee is a "quiet" notification that rent is still due.  

I noticed others bid high on high end properties betting on getting paid off with a high rate of return and worse case ending up with the property.  

The 30 year would be Fannie/Freddie, so would be sold on the secondary market. 

@Sky Mikesell have noticed that.