Kerry's post above is close, but missing the fact that when you try to refinance into long term financing you will still have 25-30% of your parents money into the deals due to the lenders LTV requirements.This can be structured many ways, but my input if you plan to hold long term it: 1) Borrow the cash to buy the properties cash then refinance.

mostly I borrow money"

I work with a NJ based lender but from Rochester myself and have done properties in the finger lakes area personally, have many borrowers in the upstate area.

It isn’t low borrowing rates driving the bus here…that’s just the backseat driver. 

We happen to find our own borrowers, but we could certainly call these brokers if they offered anything that interested us.

If yes:  can the borrower get a work out to re-instate the loan by putting the arears on the end of the loan?   

@Bradley BismarkDoing business with family and close friends, including borrowing, is very treacherous.

Once I have enough money for a downpayment, I borrow money (not withdrawal) against my 401K tax free.

I don't work on conventional owner occupied loans anymore (non fannie/freddie investment only for me) but I do know that the lenders those brokers are subbing them to have incentives to have loans close, have minimal underwriting touches, etc etc and having the borrower walk away after going through underwriting could have a potential negative impact on them (in the form of basic lender "brownie points" given to brokers) in addition to the obvious opportunity cost thrown away from time spent. 

To assume you magically create 5X value and 5X cash flow by simply borrowing money is ridiculous.