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?

I am also sourcing for private developers, financiers and joint venture partners to private projects in Kenya.