MARKET UPDATE - JANUARY 2023The end of 2022 brought a traditional seasonal slowdown in the market with the volume of closed sales falling 42% from a year ago.

You can't buy one (well, by traditional means).

Ive pretty much done everything myself on buildings besides roofs & tapping/mudding I'm in the trades and have experience with a little bit of everything.

Acquisition using cash, leasing up the property, and selling it to a traditional financed buyer is one of the most effective methods of value-add investing in the MFH space. 

@Alyssa Berkowitz Not only is it hard to find deals in So Cal but most traditional buyers putting 3.5%-20% of the purchase price as a down payment are losing out to buyers putting down 30% and up.

Like a tradition loan similar to what I said above.  

what happens on BP is you get people with 1k in their pocket read your post and off they go.. and they get all screwed up becasue they simply don't have the reserves to handle the default situations and since your dealing in sub prime paper  ( non traditional interest rates and financing) your going to have defaults... and you may have reserves today what happens if you blow your reserves then have one go upside down.And how is it a good idea for your seller to keep a loan in their name for 30 years.. this many times keeps them from getting another loan.. they don't ( your seller) realize what a mistake it was until they try to go get more credit.there is a place for this usually in quick flips.. long term at least for any seller that would talk to me its very dangerous for them. and it is not a beginners play.. which is what those who sell HOW TO play to that audiance.. unless your saying your not in the education business and just teach people for free.so we can agree to disagree on the merits of this scheme for ALL parties not just YOU... 

So far, I've funded everything myself or with traditional banks-- that has run its course and it's too cumbersome and a waste of time in paperwork when I could be doing more deals..Again, thank you so much for your insight and willingness to help.  

It's significantly higher than most traditional HELOCs but with them I was able to get $130k.

You might also try a more favorable local portfolio lender as an alternative to traditional banks.