Commercial, besides some 6 plex mortgage, you need to understand business, that industry is even better, if your collateral consists of a 20 ton press brake, you better know the salvage value not just the new price of one.

Good luck on your investments down there Victor - I have tried to get into the vacation rentals down there - Condado, Luquillo, Isla Verde, etc. but I had cold feet at occupancy rates as I wanted to finance the deal... 

You will be hard pressed finding a seller in the DC area willing to sell via a lease option.

I want less debt not more.. and Vegas will stand on its own.. or pay cash there.. but pressing very hard for me to get that big loan so they could make a fat fee  LOL...

I cold call for Investors, Loan Originators,Realtors and Agents.

As to finding the fix and flip deal with no funding, you can scour the MLS, Craig's List, network, join wholesaler mailing lists, cold call, and door knock.

If you, or your tenants, are concerned about cold feet, put down an area rug (they can be removed easily and cleaned or discarded) or buy a pair of slippers.

Everyone is hard pressed and in debt around me.

Open the box so it's not air tight during this period.The material is sensitive to the cold.

I've not done cold calls to people but, if it works for you it could become your niche.