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Financing can be obtained with loan limits down to $10k. You can do up to 10 sub 50k loans, with the option of a 15, 20 or 30 year term.

For A Fixed Rate Purchase, Investment properties, Mortgages 1-4;

• A SFR requires a LTV of 85%
• A MFR requires a LTV of 75%
• A minimum credit score of 620

For A Fixed Rate Purchase, Investment properties, Mortgages 5-10;

• A SFR requires a LTV of 75%
• A MFR requires a LTV of 70%
• Minimum credit score of 720

If you currently have a private or hard money mortgage, than you have the ability to do a Rate and Term Refinance to lower your interest rate.

For A Fixed Rate, Investment properties, Mortgages 1-4;

• A SFR requires a LTV of 75%
• A MFR requires a LTV of 75%
• A minimum credit score of 620

For A Fixed Rate, Investment properties, Mortgages 5-10;

• A SFR requires a LTV of 75%
• A MFR requires a LTV of 70%
• Minimum credit score of 720

Here is more info on conventional financing.

http://www.biggerpockets.com/blogs/5110/blog_posts...

Cashing out on the first four mortgages, in an individual's name.

• The typical cash out financing is done after 6 months of owning the property, based on ARV and available for mortgages #1-4. Please see delayed financing for less than 6 months after closing.
• On a primary residence you can pull out up to 80% LTV on a SFR and up to 75% LTV on 2-4 unit multi-families.
• On an investment property; A SFR if you have #1-4 mortgages you can pull out up to 75% of the equity and a duplex is up to 70% equity.
• On an investment property; If you have #5-10 mortgages you can only pull out money in the first 6 months (delayed financing) that you own the property, if you didn't originally get a mortgage on the property. As long as the value is there (on a SFR 70% LTV and duplex 65% LTV) You can take out up to the purchase price plus closing costs on the property.

https://www.biggerpockets.com/blogs/5110/blog_post...

• If you are willing to pay the fees and go through two closings.... You can take out private or hard money on free and clear properties With mortgage #5-10 and do a rate and term refinance with conventional to pull money out on them.

For mortgages 5-10 - if you paid cash for the property, you have the ability to cash out on the property with delayed financing.

Delayed Financing Exception

A cash-out refinance within six (6) months of a purchase transaction when no financing was obtained for the purchase transaction are allowed under the following parameters:

• The new loan amount is not more than the actual documented amount of the borrower's initial investment in purchasing the property, plus the financing of closing costs, prepaid fees, and points (subject to the maximum LTV).

1. 1. SFR mortgage #1-4 - 75% LTV
2. 2. Duplex mortgage #1-4 70% LTV
3. 1. SFR mortgage #5-10 -70% LTV
4. 2. Duplex mortgage #5-10 - 65% LTV

Some of the Sub $50k properties are commonly found in these areas;

Los Angeles, Baltimore, Philadelphia, Fort Lauderdale, Houston, Atlanta, Detroit, Minneapolis, Cleveland, Denver, Orlando, Daytona Beach, Tampa, Pittsburgh, Charlotte, Kansas City Overland Park Kansas City, Columbus, Indianapolis, Cincinnati, Milwaukee, Raleigh, Nashville, Jacksonville, New Orleans, Memphis, Oklahoma City, Birmingham, Buffalo, Rochester, Albany, Albuquerque, Tulsa, El Paso, Cleveland, Omaha, Asheville, Little Rock, Baton Rouge, Syracuse, Akron, Charleston, Toledo, Winston Salem, Mobile, Lancaster, Savannah, Rochelle