I have been slowly looking into Tulare County California which is pretty much in the Sequoia National Forest.

As I think I have a way of using private money lenders, to loan me the deposit to buy an owner occupied duplex, on pretty favourable terms but I'm unsure how to structure the rest of the financing and I'm just looking for some clarity.I believe I can borrow around 20% of the total to get a solid deposit down and then my question is, do I then go to the bank on top of that for loan for the mortgage?

For me, it's been pretty darn busy.

I've seen some hard money guys do immediate or 30 day cash outs but the rates are pretty high.

First of all, your financing structure of paying off a loan in 15 years at a 5% interest rate is pretty brutal.

Most of my investing has been in North Main and the Augusta Road areas...urban lifestyle but good schools, affordable living, and convenience to everything...it's a gem.Regarding #2, yes our redneck homes are pretty affordable for many northerners...my neighborhood is mostly transplants and foreigners.

No luck for 3 weeks so we revisited this home since it was pretty much exactly what and where we were looking for. 

Its a pretty small unit so I'm not sure it would be worth the trouble and costs vs ROI in rental income. 

If you start getting into no income verification loans and no seasoning on title, rates go into 7's and 8's with a couple of points and pretty stiff lender fees. 

While it's okay to be honest and upfront with people about risks and challenges, there is no need to damper their spirits and provide that doubt in their mind that they cannot do it.My market (in minnesota) has been pretty competitive lately and coming across great deals is a bit challenging.