Not to say you won't find the experienced guys there too, you will, but they frequently already have sources lower than typical hard money rates.

Below is a link to the IRS website that looks like it does in fact have the ability to ask for the backup.http://www.irs.gov/Businesses/Small-Businesses-&-Self-Employed/Use-of-Electronic-Accounting-Software-Records;-Frequently-Asked-Questions-and-AnswersI would read carefully as there appear to be many different scenarios.

Yes, this happens pretty frequently inside of 180 days, and definitely inside of 90.

I see it frequently.

However, products and bank appetite changes frequently, so it's worth it to call every single one.If you call enough of these, you *should* find an investor-friendly bank that "gets it" and makes purchase+rehab loans for 75 to 80% LTV, with quick closes and instant-issued pre-approval letters to back your offers, at a very reasonable level of closing costs and a good personal relationship with a local banker who can make decisions.I was just hooking up with a bank in my area who does the following:1yr ARM at 3.99% fixed for 1 year3yr ARM at 4.99% fixed for 3 yearsNo points and no prepayment fees30 year amort. schedule and final maturityAbout $500 in total feesRehab portion released as work is completedIf you decided to keep the property, the floating rate terms (after the 1yr and 3yr periods) would be 1yr Tsy+375, w/ 2% annual change cap, 6% lifetime change capNo balloon, straight 30-year amort.Once you have a little more capital, you'll likely want to make cash offers to improve your negotiating stance, so you'll want to make sure that that the bank will come right in behind you after the close, do a cash out refi and fund your rehab at the same 75-80%.

This would allow someone other than the fee owner to build a building and "sublease" it to a tenant, a structure frequently used for Fortune 500 clients who have good bankable credit but do not want to build, own or operate their own building.

And low turnover means less frequent leasing fees and move-out costs (which are included in the maintenance rate).

If I remember correctly there is a meetup every 3rd Thursday @ 6pm at the Caribou Coffee off Ingersoll in Des Moines.I don't frequent them to often since I'm out in Denver, but whenever I'm in Des Moines 2-4x a year I try to attend some of the local REI meetings.  

About .5 of a mile down the street from this complex is where I have frequented for fine dining!

We would the weather for hail storms, which are frequent in Texas, then race to the library to get the Haines listings and beat all the other companies to the work with a simple phone call.