Try a couple small local banks and big banks and find someone you feel comfortable with and who has the best rate (take into consideration closing costs and other fees, not just APR.)

My area is certainly out the question especially because I'm more interested in cash flow than appreciation and the CAP rates here are relatively low.

Through my local REIA I found a fantastic partner, with all cash purchasing power and is able to do their own (quality) work.

What are the typical vacancy and repair rates are you seeing for post repaired buy and hold rentals in these areas? 

There is a lot of money, that is sitting around and earning a low interest rate, or nothing at all.  

However the rates will be a little higher and (usually) only fixed for 5-7 years.

Expenses, insurance ect....once you have these numbers, you can estimate cap rate and NOI.  

Well, that date is well behind the 2006 date but they will be in first lien position via subordination between then and the 2nd lienholder (Not always but 99% of the time on a rate and term).

learn about 1031 tax deferred exchangescomplete you financial package - 3 years tax returns P&L - real estate portfolio, credit scoreexpect to be rejected by lenders and other W-2 employees - qualify lenders, bankers, mortgage brokers - ask what products they have - see if you qualify for themlook at 20 buildings before offering on any - know the SF dollar cost - keep a journalmail lots of letters (be professional NO yellow childish communications) to owners of apartment buildingsUnderstand what a CAP rate is and how to get to it - fill out your  commercial APODVerify -verify - verify all financial data given you by sellers - sellers are liars (so are buyers) trust NO One!

Just charge them a pro-rated amount for the first half of the month then make them start paying on like the 15th?