Private lenders will be more apt to do those deals than more conventional sources.

I bet if we all combined our stories, it would make a great book.

Thus, while seller has made it clear they will not be paying for any commissions, and a real estate agent may not be the best bet, you may want to have an advocate for yourself to review the documents and ensure everything is kosher, especially if this is a new area of investment (commercial is different enough from residential to justify this in my opinion). 

If you want to use your money you can be a "private lender" but it only allows you to have a few loans at a time.You are better offer taking $250K and spreading it out over 8-10 rental property purchases depending on what state you live in or buy in to maximize that capital. 

.– Tolise Adkisson, Certified Private Money Broker / Lender I recommend having a ledner lined up in the sense that you know their underwriting terms and criteria.

Each home is appraised, inspected, and fully underwritten with long-term lease commitments — and we’re looking for a strategic debt partner (bank, private lender, or broker) who can underwrite based on actual lease terms or use no-ratio underwriting.Anyone have recommendations for lenders or brokers who specialize in no-ratio or flexible DSCR products?

Short term rentals are crazy on the Cape, but in some towns you'll run into homes that are summer cottages only, meaning that there is no heat or insulation.That said, I'd bet that Cape Cod is one of the best STR markets in the state.Do you have any particular questions?

MAYBE North Sac if you want to get in cheap and bet on future development. 

Tough to find one under $500k with a private pool, but there are some small (6-12 unit) communities that share a pool, which will reduce your expenses - and still rent well.  

You have a far better odds at betting on red or black at the roulette table.