But once its rehabbed and the rents are at or above market rate, then a Traditional bank comes into play, but so does your DTI and various other factors.

You could circle prospect, call expireds, farm, door knock, direct mail, hold open houses and invite the neighbors, contact sphere of influence, text circle prospects in mass.Bryan Casella has a great open house game plan where he invites homeowners.You have to see what works for you in your market.

Yes it does.While that alone kills the deal, you would also need to factor in the concept that any loan where the 401(k) is a party will need to be non-recourse. 

I prefer to get $200 per door with those items factored in.

A few points: Per the Fannie may guidelines for the “delayed financing exception”, you can borrow up to 75% LTV, OR your initial purchase price (this can include closing costs), whichever is LOWERLots of people have had success with including rehab costs on their HUD / closing statements, so that the second part of the above guideline isn't the limiting factor, enabling a BRRRR-type strategy without having to wait the full 6 month seasoning period.

Caleb You need to factor in the commission at sale and also cost of capital.

I try to do repeat business with the same lenders in order to reduce the POA factor :) If you don’t mind sharing, I would love to hear what happened in 2010 that has made you swear off the banks.

A couple of important factors I consider for a market are job growth, population growth, and wage growth.

Take a deep dive into the property you mention the BRRRR method, make sure you are factoring in the repairs and holding cost into your analysis and have a firm grasp of the after repair value.The more time you spend on getting deep into the numbers before you acquire the property the smoother it will go make sure you are doing your due diligence and dedicate the time to understanding the numbers before you pull the trigger.

But still, try to put 5% to 10% in aside as fudge factors if there is known work to be done - just in case.