But what the seller has is a type of contract that requires consent of any assumption of their financing.

Of the types of deals you were pitching, how many have you actually done yourself or at the least been a part of? 

Thank you very much for the welcome response and so far I've read several real estate books as well as many other types of books, i.e. personal development and business.  

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When it's time shop your local small banks for those type of loans.

I specialize in the property type you are seeking but I only work in FL for now.

Thank you All - it's more of a traditional deal ie. going the route of a typical investment that will cashflow just a little in our market (MA) with 25% down - for us it appears to be a good long term investment if we had the 25%.This particular one doesn't need rehab so no BRRR strategy here.I'm curious if there are any other strategies that could be used to paying back a private money / hard money lender after say 6 months with this type of scenario? 

@Harry Gamble The cost of insurance will vary greatly based on the individual property types, specifics, and locations.

I've only been to Delaware once and it was just to visit my sister when she lived up there and just from my memory it seemed not the type of area I would be interested in.  

I am also a higher end type, so you may not need to go as far as what I typically do.What I can tell you is that contractors generally have to be dealt with very aggressively as business partners.