Some have the ability to lower their "w-2 wages" in a given year to the point that long term capital gains are taxed at 0%.

.- Ability to explore yourself.

This preempts the ability to use investor's money toward down payments. 

With the CFPB, NPPI, BSA and every other acronym you can think of impeding a bank's ability to operate, if they want to stay in business, they are only going to sell bulk assets to institutional investors and they are only going to sell individual assets to end buyers through licensed real estate agents.

Friends and Family 2. equity partner but it does not seem like you wnat one of those and it would be far more expensive than the short term loan you have already line up.3. cross collateral.. with some of your other assets.4. advance on your retirement accounts if you have that ability.5. sell your securities.6. have some subs help you on this and pay them a bonus when you refi.. ( although again your smokin deal on the second loan is probably the cheapest).

The element of accident, occurrence, or however you want to characterize a loss that triggers coverage to respond, is missing. 

If limited access to capital is hindering your ability to grow, it's time to take the outside-the-box approach and explore asset-driven lending. 

Something a little bigger for the family, but has an element where we're able to put in some sweat equity.

The ability to deal with problems without needing to get on a plane and fly to the OOS property. 

I've had the ability to make a couple offers, but unfortunately nothing as been accepted.