for Fix and Flip we are lending at 9.5-12% depending on # of flips last 2-3 years and credit. 9.5–12% tiered by experience and credit makes total sense.What are most borrowers showing these days to hit the lower end around 9.5%?

I've looked into HELOCs and borrowing against my 403b as other creative financing options for the future, but unfortunately this won't be possible.

AI might be a bubble but it is not a housing bubble.2008 Tucson Az had 26,592 listings, Today we have 2,418Check me if I am wrong but, we need serious lending deregulations and a year or two of subprime borrowing to collapse this market(price), or could a serious shock to the stock market cause a flood of home sales rapidly accelerating metropolitan areas (NO).

Financing should also be part of that evaluation process from the beginning.The availability of financing can influence:• Speed of closing• Strength of purchase offers• Holding costs during renovations• The ability to refinance and recover capital• Long term portfolio expansionFinancing Options Investors Commonly UseDepending on the investment strategy, investors may utilize several types of financing structures, including:• DSCR loans for rental property acquisitions• Conventional financing for stabilized investment properties• Bridge or renovation financing for value add projects• Refinance strategies after property improvementsEach financing structure comes with its own underwriting guidelines, property requirements, and borrower qualifications.

Some lenders use in-place rent, others allow market rent via appraisal. Which approach has made or broken deals for you?

For our mortgage company side, perhaps our strongest referral source isn't realtors like most MLOs focus on...it's bankers that don't want to say "no" to a borrower and see a competitor steal a relationship.

My current rate is 7.1%. id like to get that rate down and borrow as much as possible fore my next deal. can anyone recommend an investor friendly lender?  

I am borrowing all the money to start out, 375k in a bank loan and the 125k down via home equity line of credit against my current home.

Then go bigger.Going to politely challenge your statement that lenders qualify borrowers vs the property on commercial loans. 

There are DSCR lenders that will lend down to $75K appraised value and down to a $50K loan amount on a ready to rent property depending on LTV and borrower credit score (so not in fix and flip condition).