We have made plenty in San Diego with just traditional buy n hold and fairly minor value adds.  

I just bought a house (in California) under my name using traditional bank loan (so no LLC or Corp).

Traditionally, a borrower can get an approval for an FHA loan with a FICO as low as 580.

We purchased ours with traditional financing, we put 20% down and rest was financed by the bank. 

Traditional mortgage, not that I know of - each property will have a specific individual loan against it. 

Assuming all I buy are duplexes then I need 25 properties to hit my goal or 9 per year for the next three years. 25x$50k= $1.25MM Now if I can do a traditional 20% down payment then I'll have $250k of cash out of my pocket, which is more than what I'd like to invest.

Cash flow: $1,275/moProperty 2:Traditional up-down duplex, 1,100 SF units w/ 3 beds 1 bath each.

@Kevin R. you would pay taxes if you roll from a traditional anything to Roth anything.  

One of the two partners I have has a lot of cash but does not have good credit so we can't do a traditional mortgage.Come on guys I'm looking for good ideas not the same ol' thing that everybody already knows.I'm looking for credit unions, banks, or private money lenders who will work with investors who have a proven track record and will do buy and hold loans for long term without charging an arm and a leg and 2+ points.

Yes Dahl, Christian has used mostly private lenders.