That's the only real answer to make anything work in a place like Boston.And to answer your question on returns, 4x-20x leverage (including owner occupant loan options) + appreciation is what makes real estate a better investment the index funds and worth the hassle.

-Rehab funds are usually held in escrow, which will require you to request draws. 2.

Finally on 5/14/2021 (day 348) the refi was closed and funded. 

Due to the creativity of the deal conventional funding is not an option.

We process, underwrite, close and fund the loan.  

Will you be funding your own rehab or would you need to roll those funds into your initial loan?

Most seller's in a sub-to don't understand the risk they are taking and most lenders have concerns over the overall portfolio quality ratings which has an impact on their cost of funds.

We set a record for our Team, serving 82 families and funding over $32 million in loans this year.We ranked in the top 5% of loan officers/teams in the entire Nation and top 3% in the State of Oregon!!

You also want to see a reserve study and only invest in a property where the HOA is at least 30% funded, less than that is assessment territory. 

Assuming that all goes well and the buyer’s good-faith offer is accepted by the seller, the earnest money funds go toward the down payment and closing costs.