Would it be REOs, probate, absentee owners, foreclosures, short sales, something I have not listed or a combination.

The investor completely funds the deal using a combination of their cash and a mortgage.

They combined the three into a loan with 15 year AM. at 5%.

Obvious, but ask for owner carry 2nd mtg up to 90% Combined LTV (and still get conventional financing).

Are you planning to use all equity or some debt and equity combination?

Others (like myself) combine investment with hobby and strive for 15+% returns... still others turn this into a second (or first) job and are looking for 20+% returns.There is a definite trade off... but who are we to place value on other people's time?

This is the first forum for real estate I have joined and look forward to posting more.I am looking for a way to combine all my loans possibly into a commercial loan etc.I would love to hear any suugesstions that you may have.6 mortgages ($310k combined) 2 home equitys($55k combined)2 Duplex's3 Single Family Homes (soon to be 4)14 raw acre land tract1 Billboard on I-24I owe roughly $365k and the appraised value as of 2010 was $540k.My rates are 3.9% and 5.9% on the helocs and anywhere from 5.625%-7.875% on mortgages all on 30 yrs.My credit scores range from 680-705Should I try to lump all these into one loan?

This 20K-30K is either a combination of DP, rehab and reserves or DP and reserves for a rent ready unit.

Your vacancy number is low, maintenance is low, management is low and you've not really allocated for long term, big expenses.Don't know where you are, but consider using that $20K (probably a bit more) for a combination of down payment and rehab on a SFR within 30 minutes drive of your house.

The is a combination of two things usually - low efficiency windows - either the glass is not good or the frame is drafty.