nice post.. were i see 100% financing is for EXTREMELY experienced operators that have been with their HML for years and years.. and the deals are no more than 60 to 65% LTV.. this does happen.. but its only for those special few repeat clients that have years of working experience with the lender. totally agree on the ones that require a larger fee up front I just hearken on the American Greed episode with Remmington Financial the King of pump and dump due diligence lenders.. 

During that time I’d also have the line of credit to pull on for repairs/vacancy/maintenance, and I’d have that line already established for my next investment.The second option is to put traditional mortgages on them in 6 months once the sale seasons.

Local banks will work with you if you have stellar credit and a good track record.

I am the real estate agent and we used James Hirbour from Jeanne D'Arc Credit Union for the mortgage and had a great experience.

Sure you can cheap out and go with the craigslist special and maybe for some jobs that's ok or makes sense.

@Carolyn Brown You might want to look into smaller Credit Unions also. 

vacancy is an imaginary cost that you estimate upfront to ensure your investment can sustain itself and actually make money. you do not need to put aside any amount of money every month, as long as you have a reserve account with enough to cover your mortgage payment when the time comes. to make life easier, some investors will put this percentage aside every month to fund their reserve account, but it truly can come from your pocket, a line of credit, or any other vehicle you use.

The only way to wrap closing costs into the loan when purchasing a property would be to ask the seller to give you a credit - 2% for investment purchases. 

I was using smart move online form which gets the background on criminal, credit and income information from the tenant.

If you have good credit and a down payment, all the better.I have financed many properties both directions without problems.