You probably want a 30yr fixed conventional. rates should be 4.25-4.75% or so for this type of loanand you will likely have to do 20% down for a conventional loanTalk to a lender and they will help you understand underwritingTalk to a realtor to help you the buying processTalk with other investors (as many as possible) in your area to understand market conditions

rate/term (i.e. no cash out) are typically 95% LTV, but truth-be-told, I don't quite understand what you're asking.I will say that down payment on a traditional mortgage (i.e. conventional loan) cannot be a loan.

That does help me understand better how the exchanges work.

My first fix & hold just turned into a fix & flip. I need help with how to figure the numbers to make sure I don't get stuck with capital gains. Here's the deal...

3 months ago my husband & I purchased a ...

It goes without saying that I understand it's an estimate only and not final numbers until the details are worked out, but it will help me put together a solid financial estimate when doing so.

Personally I do not take any investor on unless they are properly educated first because with out of state investing, it is important to understand what you are getting yourself into. 

@Sean Ryan If I understand the land contract correctly, it's just a form of owner financing and while it might keep the lot in your friend's name while the buyer pays it off, it will still go out of his name once the buyer fulfills the contract and owns the land.  

I am looking to make my first flip, very small nothing major but before I make any moves i want to get a better understanding of closing.

According to my calculations, the DSCR for my current plex will be 1.48 and the new plex will be 1.31I don't quite understand what you meant by this: "meaning you'll have to give an extra 130k in cash down (320k + 130k = 450K)."

I've found very few agents that understand construction and almost 0 that have a good grasp on construction costs.