Do you typically refinance with a traditional mortgage? 

." * Learned how to launch a website - not hard but definitely time-consuming ^^ * And of course, helping to organize this meetup that continues to attract investors from all over who are interested in learning, networking, and empowering themselves with knowledge and contacts.Part of the reason I write these posts is that my path into real estate investing has been 'non-conventional' and maybe it can help others looking for a way to start out.I couldn't do the traditional driving for dollars as I'm an ocean away.

I understand traditionally banks will go off of COST/PURCHASE PRICE if it is lower, but maybe others have experience / suggestions. 

It’s important to not repeat the mistakes of that era but unfortunately we are not addressing some key problems.One of the key problems is the inability to perform the same level of due diligence as traditional channels.  

If the chimney is not essential (i.e. no boiler or furnace using it) block, disable (and down the road remove) it - chimneys, particularly those with traditional fire places, are major sources of heat loss.   

I have been researching wraps and sub to's and am starting to understand them but am still unsure if or what can be done when there is no traditional mortgage and it will be completely owner financed.

The traditional residential conveyancer may simply not have the experience, clout, or relationships to pull this off.  

I've been a traditional investor (stock market).

I've yet to dive in on commercial, however I'm stating now my goal is to own a commercial property in the  next 5 years.I've got a couple banks lined up that should work with me once I reach 4 traditionally financed residential properties and would continue to loan indefinitely as long as the deal makes sense.Trying to get creative at the moment to make my equity work for me - have probably focused too much on debt paydown and with cheap money for now need to get focused on acquisition mode -- believe there are still some opportunities for single family in the $120-160k range here.  

It's kind of like winning a small lottery :)  thank you sincerely for your very sound suggestions!