We’ve talked with a few operators in the Co-Investing Club who’ve partnered with private equity groups.

Regardless have you ran the numbers on using an equity line of credit rather than the refi.  

Sellers now believe they have a certain amount of equity and they refuse to let go without getting the price they want.

I can't speak to the entire country, but you're in VA, and I've seen quite a bit of rent-to-own in VA Beach, so this may help: For the demographic you’re thinking about — younger buyers with decent income but affordability challenges — I've seen them participate in programs like shared equity or down-payment assistance more so than rent-to-own for a few reasons: Traditional rent-to-own operates in a different corner of the market than the one you’re focused on.In many areas, like VA Beach, rent-to-own tends to show up with older, more distressed homes that wouldn’t function well as traditional rentals.

From what I understand, most HMLs want to be in first position and don’t allow any second position liens.

Quote from @Victoria OHare: Hi BP Community,I’ve been focusing lately on buying and selling residential mortgage notes, particularly first-position, performing notes.

Since you’re planning to save $5k–6k/month, that puts you in a great position to rinse and repeat annually.2.

For the fastest close:Local banks / credit unions (portfolio lenders).They can close in 2–3 weeks and are way more flexible on DSCR, condition, and occupancy than big commercial lenders.20–25 percent down5–6.5 percent interest depending on market20–25 year amortizationThey’ll usually let you roll some of the rehab into the loan if you can show bidsA strong W2 plus existing rentals puts you in a great position with them.2.

On 3 we got fixed financing at 4.25% and 4.75% interest, which made those new builds positive cashflow. 

if it's a flip, take the equity.