Do you have a credit score?

A lot of what you are capable of doing can be determined by other factors: credit score, financial history, possible co-signer?

I believe the rate at the time (depending on credit score) was 4.25%.

But the amount you learn after your under contract is incredible.

Opening and closing many credit cards is one way for them to lower their credit score.

A hard inquiry can reduce your score by by 2 points. 

Also, I've been taking a look at a few of these deals and assuming that the loan is a first position lien + a personal guaranty, would you care more about the # of prior investments made by the borrower or the borrower's FICO score?

Also I feel that it's important to note that the seller in my situation has been incredibly motivated to sell by allowing us to perform all of these duties.

I have great income and my credit scores are on the lower end of average, but getting financing from a bank in the DMV is difficult because, in part, there is no way I can convince a bank that this is a second home, whereas in out of state places (Florida and Washington) I can say it is a second home, since I am planning on being barred there and one day moving there.  

Please PM me or send me an email so that I can compete. 13% is almost our max and your credit score is a beautiful thing.