Mississippi Investment Property Loans & Real Estate

Mississippi at a Glance

Mississippi is the most affordable state in America for real estate investors — with the lowest median home prices in the nation and a growing manufacturing sector led by Toyota, Nissan, and shipbuilding, the Magnolia State offers investors ultra-low entry costs with surprisingly strong rental yields. With 2.96 million residents and a $115 billion GDP, Mississippi provides military-backed demand, university markets, and manufacturing employment that support rental portfolios.

The state's economy is anchored by military installations (Keesler AFB, Columbus AFB, NAS Meridian, Camp Shelby, Naval Construction Battalion Center), automotive and aerospace manufacturing (Toyota, Nissan, Raytheon), shipbuilding (Ingalls Shipbuilding), healthcare (UMMC, Baptist Health, Memorial Health), agriculture (cotton, soybeans, poultry, catfish), and gaming/tourism along the Gulf Coast. The University of Mississippi, Mississippi State University, and Southern Miss create college-town rental markets with strong demand.

Golden eagle statue atop the Mississippi State Capitol dome in Jackson

Key Facts

Population: 2.96 Million
Capital: Jackson
Statehood: 1817 (20th State)
Nickname: The Magnolia State
Median Household Income: $46,000
Property Tax Rate: 0.67% (Below Average)
GDP: ~$115 Billion
Largest City: Jackson

Major Industries

Military & Defense
Automotive Manufacturing
Shipbuilding & Maritime
Healthcare & Medical
Agriculture & Forestry
Gaming & Tourism
Higher Education
Energy & Petrochemicals

Sources: U.S. Census Bureau, Bureau of Economic Analysis, Mississippi Development Authority

Mississippi's Historical Significance

Mississippi's modern investment market has been shaped by the state's successful recruitment of major manufacturers — Toyota's $1.2 billion Blue Springs plant (2011) and Nissan's $1.4 billion Canton plant (2003) brought automotive manufacturing to a state previously dependent on agriculture and textiles. These plants and their supply chains created thousands of well-paying manufacturing jobs.

The military's presence in Mississippi dates to World War II, when the state's flat terrain and mild climate made it ideal for flight training and military construction. Keesler Air Force Base in Biloxi has trained military technicians since 1941, cycling over 30,000 students annually through technical training programs that create persistent demand for off-base rental housing.

Ingalls Shipbuilding in Pascagoula, founded in 1938, has grown into the largest manufacturing employer in the state, building amphibious assault ships, destroyers, and Coast Guard cutters for the U.S. Navy. The shipyard's $3 billion+ annual revenue and 11,000+ employees anchor the Gulf Coast economy.

Longwood mansion in Natchez Mississippi, the largest octagonal antebellum house in America, with its distinctive Byzantine dome and ornate white columns

Natchez's antebellum heritage draws cultural tourism to the Mississippi River corridor

Mississippi's Landscape & Climate

White sand beach along the Mississippi Gulf Coast in Biloxi with blue sky and waterfront

Delta & Gulf Coast Geography

Mississippi ranges from the flat, fertile Mississippi Delta in the northwest (some of the richest farmland in the world) to the pine-covered hills of central and east Mississippi to the Gulf Coast beaches and barrier islands in the south. The Mississippi River forms the western border, while the Gulf of Mexico provides 62 miles of coastline.

Subtropical Climate

Mississippi's humid subtropical climate features long, hot summers (average highs in the low 90s°F) and mild, short winters (average January highs in the mid-50s°F). The warm climate supports year-round outdoor activity and Gulf Coast tourism. Hurricane risk along the southern coast requires appropriate insurance planning, though inland communities face minimal storm exposure.

Natural Resources

Mississippi's natural resources include rich agricultural land (cotton, soybeans, corn, catfish farming), extensive pine forests that support the timber industry, offshore oil and gas production in the Gulf of Mexico, and the state's most valuable natural asset — the Mississippi River and its transportation network that connects the state to global commerce.

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Mississippi Market Snapshot

$155,000

Median Home Price

Rent Growth

5.2%

Appreciation

Vacancy Rate

Days on Market

Source: Mississippi Realtors / Redfin / Zillow | Data as of 2025-Q3

Mississippi Rental Market Overview

Mississippi offers one of the most affordable rental investment markets in the United States, with median home prices well below the national average and rent-to-price ratios that rank among the highest in the country. Approximately 33% of Mississippi households rent, and the state's combination of military bases, manufacturing employment, university towns, and Gulf Coast tourism creates diverse demand drivers that support occupancy across multiple markets.

The state's investor-friendly environment includes no rent control, relatively low property taxes compared to neighboring states, and straightforward landlord-tenant laws. While population growth is modest compared to Sun Belt leaders, Mississippi's extremely low cost of entry allows investors to achieve strong cash-on-cash returns. The Gulf Coast, university corridors, and military-adjacent markets in particular offer the most favorable rental dynamics for out-of-state and local investors alike.

$850

Median Rent (2BR)

7.0%

Avg Vacancy Rate

0.66%

Rent-to-Price Ratio

Mississippi Median Rent Growth (2-Bedroom)

Sources: Zillow Observed Rent Index, U.S. Census Bureau ACS, Mississippi Association of Realtors

Find Investment Property at Below-Market Prices

Browse sheriff sales, tax lien auctions, municipal surplus, state property, and federal real estate sales across Mississippi. Five categories of opportunity in every major market.

Jackson

Hinds County, MS

Sheriff Sales 1

Hinds County Sheriff's Office - Foreclosure Sales

Property Tax Sales / County Auctions 2

Hinds County Tax Collector - Tax Sales Hinds County Chancery Clerk - Land Sales

City / Municipal Auctions 1

City of Jackson - GovDeals Surplus Auctions

State Surplus Property 2

Mississippi Department of Finance and Administration - Surplus Property GovDeals - Mississippi State Listings

Federal Property Sales 3

RealEstateSales.gov - Federal Real Property HUD Homestore - Mississippi HUD Homes U.S. Treasury - Seized Real Property Auctions

Verified 2026-02-20

Tip: Auction rules vary by jurisdiction. Always verify sale dates, deposit requirements, and redemption periods with the conducting authority before bidding.

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Top Cities for Rental Property Investment

Jackson

Hinds County

Pop. 153,701

Key Industries: Government & Public Administration, Healthcare & Medical Services, Higher Education, Banking & Financial Services, Manufacturing

Top Employers

University of Mississippi Medical Center
State of Mississippi
Nissan Canton Vehicle Assembly Plant
Merit Health Central
Entergy Mississippi

As the state capital and largest city, Jackson offers deeply affordable rental stock with median rents well below the national average. Investor yields can be strong, though landlords should account for higher vacancy rates in some neighborhoods and ongoing infrastructure improvements across the metro.

Growth Pattern: Jackson's population has declined in recent decades as suburban communities like Madison, Brandon, and Flowood have absorbed growth. However, the city retains its role as the economic and government hub, and select neighborhoods near the medical corridor and Fondren District are seeing reinvestment and rising rents.

Gulfport

Harrison County

Pop. 72,926

Key Industries: Maritime & Port Operations, Tourism & Hospitality, Military & Defense, Healthcare, Gaming & Entertainment

Top Employers

Keesler Air Force Base
Memorial Hospital at Gulfport
Port of Gulfport
Island View Casino Resort
Harrison County School District

Gulfport benefits from steady military and port-related demand that keeps vacancy rates low near Keesler Air Force Base and the Port of Gulfport. Post-Katrina rebuilding brought newer housing stock, and the tourism economy supports short-term rental opportunities along the beachfront.

Growth Pattern: Gulfport has rebuilt and modernized extensively since Hurricane Katrina in 2005. Population has stabilized, and growth is focused on waterfront redevelopment, port expansion, and military-adjacent housing. The city competes with Biloxi for Gulf Coast residents and has seen steady appreciation in property values.

Biloxi

Harrison County

Pop. 46,212

Key Industries: Gaming & Casino Operations, Tourism & Hospitality, Seafood Processing, Military & Defense, Healthcare

Top Employers

Keesler Air Force Base
Beau Rivage Resort & Casino
Hard Rock Hotel & Casino Biloxi
MGM Park/Harrah's Gulf Coast
Singing River Health System

Biloxi's casino and hospitality sector drives consistent demand for workforce housing. Rental properties near the casino corridor and Keesler Air Force Base command premium rents relative to the broader Mississippi market. Short-term rentals also perform well given the tourism traffic.

Growth Pattern: Biloxi's economy is anchored by the casino industry, which generates billions in annual revenue and supports thousands of jobs. The city draws workers from across the Gulf Coast region, sustaining rental demand. Coastal resilience investments and tourism infrastructure improvements continue to attract private capital.

Hattiesburg

Forrest County

Pop. 48,602

Key Industries: Higher Education, Healthcare & Medical Research, Retail & Regional Commerce, Military (Camp Shelby), Timber & Forest Products

Top Employers

University of Southern Mississippi
Forrest General Hospital
Camp Shelby Joint Forces Training Center
William Carey University
Kohler Engines (formerly Hattiesburg plant)

Two universities -- the University of Southern Mississippi and William Carey University -- anchor consistent rental demand from students, faculty, and staff. Hattiesburg serves as the retail and medical hub for south-central Mississippi, providing diversified tenant pools for investors.

Growth Pattern: Hattiesburg has positioned itself as a regional education and healthcare center, drawing residents from surrounding rural counties. The city's relatively low cost of living and university presence attract young professionals. Neighborhoods near the USM campus and the Historic Downtown see the strongest rental performance.

Oxford

Lafayette County

Pop. 28,122

Key Industries: Higher Education, Tourism & Cultural Heritage, Healthcare, Retail & Dining, Legal & Professional Services

Top Employers

University of Mississippi
University of Mississippi Medical Center - Oxford
Baptist Memorial Hospital - North Mississippi
Oxford School District
Lafayette County Government

Oxford is one of Mississippi's tightest rental markets, driven by the University of Mississippi (Ole Miss) enrollment of over 23,000 students. Gameday weekends and cultural tourism add short-term rental upside. Properties near campus and the historic Square command strong rents year-round.

Growth Pattern: Oxford consistently ranks among Mississippi's fastest-growing small cities, fueled by Ole Miss enrollment growth, retirees drawn to its cultural amenities, and remote workers seeking quality of life. Lafayette County's population growth has outpaced the state average for over a decade, and housing demand regularly exceeds supply.

Tupelo

Lee County

Pop. 38,300

Key Industries: Manufacturing & Automotive, Healthcare, Furniture Production, Retail & Regional Commerce, Tourism (Elvis Presley Birthplace)

Top Employers

North Mississippi Medical Center
Toyota Motor Manufacturing Mississippi (Blue Springs)
Cooper Tire & Rubber Company
Tupelo Public School District
BancorpSouth (Cadence Bank)

Tupelo is northeast Mississippi's commercial and manufacturing hub, with a diversified employer base that supports steady rental demand. The Toyota-related supply chain and North Mississippi Medical Center provide reliable tenant pipelines. Home prices and rents remain very affordable by national standards.

Growth Pattern: Tupelo has leveraged its manufacturing base and Toyota's nearby Blue Springs plant to attract supplier companies and support services. The city serves as the retail and healthcare destination for a wide rural region. Downtown revitalization and the Fairpark District have spurred new residential and mixed-use investment.

Mississippi's Fastest-Growing Cities for Rental Investment

These four suburban communities are leading Mississippi in population growth, driven by proximity to major metros, strong school districts, and affordable new construction that attracts families and young professionals.

Madison Mississippi residential neighborhood with tree-lined streets and newer homes

12.4%

Madison County

Population: 29461

Top-rated Madison County School District attracting families from Jackson metro Proximity to Jackson's employment centers with a 20-minute commute Gluckstadt annexation adding population and commercial tax base New retail and mixed-use development along Highland Colony Parkway

Brandon Mississippi suburban community with shopping centers and residential neighborhoods

9.7%

Rankin County

Population: 28794

Rankin County School District consistently rated among Mississippi's best Interstate 20 corridor providing easy Jackson commute access Lower property taxes compared to Hinds County and Jackson Crossgates and other retail centers driving commercial growth

Olive Branch Mississippi suburban development with new homes and community parks

14.8%

DeSoto County

Population: 42234

Memphis metro spillover with significantly lower Mississippi property taxes DeSoto County School District quality drawing young families Massive distribution and logistics hub along the I-22 and I-269 corridors Affordable new construction priced well below Memphis and Shelby County

Southaven Mississippi commercial district along Goodman Road with retail and dining

8.2%

$185,200

Median Home Price

3.9% YoY Growth

Median Rent: $1,050

Key Employers

North Mississippi Medical Center, Toyota Motor Manufacturing Mississippi, Cooper Tire & Rubber Company, Cadence Bank (formerly BancorpSouth)

Sources: Mississippi Association of Realtors, Q3 2024 Market Statistics, Zillow Home Value Index, December 2024, U.S. Department of Housing and Urban Development, 2024 Fair Market Rent Data, Bureau of Labor Statistics, Memphis TN-MS-AR Metropolitan Statistical Area, 2024, Realtor.com, Mississippi Metro Area Market Trends, 2024

Mississippi's Top Tourist Attractions

Tourism anchors Mississippi's economy, with over 24 million visitors annually generating $6.1 billion in economic impact and creating strong short-term rental demand in key destinations.

800K visitors/yr

Vicksburg National Military Park

Vicksburg

One of the most significant Civil War battlefields in the United States, Vicksburg National Military Park preserves the site of the 47-day siege that gave the Union control of the Mississippi River in 1863. The park spans 1,800 acres with over 1,350 monuments, a restored USS Cairo ironclad gunboat, and a 16-mile tour road through the battlefield.

Vicksburg draws history enthusiasts year-round, creating steady demand for short-term rentals in the downtown historic district. Limited hotel inventory means vacation rental properties capture premium nightly rates during peak spring and fall seasons.

5.8M visitors/yr

Gulf Islands National Seashore

Ocean Springs / Biloxi

Stretching across barrier islands along the Mississippi and Florida Gulf Coast, the Mississippi section of Gulf Islands National Seashore includes pristine white-sand beaches at Ship Island, Davis Bayou, and the barrier islands. Accessible by ferry from Gulfport, Ship Island offers Civil War-era Fort Massachusetts and undeveloped coastal wilderness.

The Gulf Coast's beach tourism drives massive seasonal rental demand in Ocean Springs, Biloxi, and Gulfport. Beachfront and near-beach properties command premium rates from Memorial Day through Labor Day, with casino tourism extending demand year-round.

6.3M visitors/yr

Natchez Trace Parkway

Natchez to Nashville (444 miles)

A 444-mile scenic drive following the historic trail used by Native Americans, explorers, and early settlers, the Natchez Trace Parkway runs from Natchez, Mississippi to Nashville, Tennessee. The parkway features over 300 miles through Mississippi, with historic sites, nature trails, waterfalls, and the stunning Cypress Swamp along the route.

The Natchez Trace drives tourism to small towns along its route, particularly Natchez, Tupelo, and Jackson. Properties in Natchez's historic district benefit from both Trace tourism and the city's year-round pilgrimage season of antebellum home tours.

1.2M visitors/yr

Mississippi Blues Trail

Statewide (200+ markers)

The Mississippi Blues Trail features over 200 historical markers across the state, commemorating the places where blues music was born and evolved. Key stops include Clarksdale's Delta Blues Museum and Ground Zero Blues Club, the crossroads of Highways 61 and 49, Indianola's B.B. King Museum, and numerous juke joints and recording sites throughout the Delta.

Blues tourism creates a niche but dedicated visitor market, especially in Clarksdale and the Delta region where lodging options are limited. Vacation rentals near blues landmarks and festival venues command strong rates during events like the Juke Joint Festival and Mississippi Delta Blues Festival.

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Why Investors Choose Mississippi

Military Installations

Mississippi hosts several significant military installations including Keesler Air Force Base in Biloxi (training over 30,000 students annually), Camp Shelby Joint Forces Training Center near Hattiesburg (the largest state-owned training site east of the Mississippi River), and the Naval Construction Battalion Center in Gulfport. These bases generate stable, BAH-supported rental demand and employ thousands of military personnel, civilian contractors, and support staff.

Automotive Manufacturing

Mississippi's automotive sector has grown significantly with major assembly plants from Toyota (Blue Springs), Nissan (Canton), and a growing network of tier-one suppliers. The Canton Nissan plant alone employs over 5,000 workers, while Toyota's facility produces the Corolla for the U.S. market. These plants and their supply chains create consistent rental demand in surrounding communities as workers relocate for manufacturing jobs.

Gulf Coast Gaming & Tourism

Mississippi's Gulf Coast casino corridor in Biloxi, Gulfport, and Bay St. Louis generates over $2 billion in annual gaming revenue, making it the third-largest gaming market in the United States. The casinos employ over 17,000 workers directly and support an extensive hospitality and service industry. This tourism economy drives year-round rental demand for both long-term employee housing and short-term vacation rentals.

University Markets (Ole Miss)

The University of Mississippi (Ole Miss) in Oxford, Mississippi State University in Starkville, and the University of Southern Mississippi in Hattiesburg anchor strong college-town rental markets. Ole Miss alone enrolls over 22,000 students and draws massive football weekends with 60,000+ fans. These universities create reliable tenant pools of students, faculty, and staff, with Oxford in particular experiencing strong property appreciation driven by university growth.

Shipbuilding Industry

Huntington Ingalls Industries' Ingalls Shipbuilding division in Pascagoula is the largest private employer in Mississippi with over 11,000 workers. The shipyard builds destroyers, amphibious assault ships, and Coast Guard cutters under multi-billion-dollar Navy contracts that provide decades of production backlog. This defense manufacturing hub creates strong and predictable rental demand in the Pascagoula-Moss Point-Gautier corridor.

Mississippi Market Trends & Outlook

Mississippi's real estate market has experienced steady appreciation over the past five years, with the statewide median home price rising from approximately $125,000 in 2020 to $175,000 in 2024. While growth has been more moderate than in high-migration Sun Belt states, the low cost of entry means investors can acquire rental properties with significantly less capital and achieve higher cash-on-cash returns than in most competing markets.

Key Indicators

Median Home Price $175,000
YoY Price Appreciation +3.8%
Days on Market 58 days
Inventory (Months) 3.8 mo

Mississippi Median Home Price (2020-2024)

The state's strongest investment corridors include the Gulf Coast (Biloxi, Gulfport, Ocean Springs) driven by gaming and military employment, DeSoto County in the Memphis metro benefiting from population spillover, Oxford's university-driven appreciation, and the Jackson metro where deeply discounted properties offer high yield potential. Mississippi's lack of rent control, relatively low property taxes, and business-friendly policies create favorable conditions for rental investors seeking cash flow over appreciation.

Sources: Redfin Data Center, Mississippi Association of Realtors, U.S. Census Building Permits Survey

Government Real Estate Resources

Licensing

Mississippi Real Estate Commission (MREC)

Official Mississippi Real Estate Commission for licensing, regulations, and consumer protection

consumer

Mississippi Home Corporation (MHC)

State housing finance agency offering homebuyer programs, down payment assistance, and affordable housing resources

association

Mississippi Association of Realtors (MAR)

Statewide association providing market data, advocacy, and professional resources for real estate practitioners

Tax

Mississippi Tax Commission - Property Tax

Official Mississippi Department of Revenue property tax information, assessments, and exemptions

legal

Mississippi Landlord-Tenant Law

Mississippi Code Title 89, Chapter 8 covering landlord-tenant rights, obligations, security deposits, and eviction procedures

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Affordable Mississippi rental property for real estate investors

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Lowest Entry Costs in America

Statewide median home prices around $155,000 make Mississippi the most affordable state for investors, with properties from $60,000 to $120,000 available.

Military Installation Demand

Keesler AFB trains 30,000+ students annually, and Columbus AFB and NAS Meridian add reliable BAH-backed rental demand across the state.

10-14% Cap Rates

Properties priced at $60,000 to $120,000 generating $700 to $1,000 monthly rents deliver exceptional cash-on-cash returns in many Mississippi markets.

Manufacturing Growth

Toyota's Blue Springs plant, Nissan's Canton facility, and Ingalls Shipbuilding in Pascagoula provide stable manufacturing employment corridors.

Mississippi: Military Installations, Manufacturing Growth, and Magnolia State Affordability

Jackson is the state capital and largest city, anchored by healthcare (UMMC, Baptist Health), state government, and Jackson State University. The Gulf Coast (Gulfport, Biloxi, Ocean Springs) combines military demand from Keesler Air Force Base and Naval Construction Battalion Center with casino and tourism employment. Columbus hosts Columbus Air Force Base. Meridian is home to Naval Air Station Meridian. Oxford offers the University of Mississippi (Ole Miss, 24,000 students) in one of the South's most charming college towns. Hattiesburg benefits from the University of Southern Mississippi and Camp Shelby. Tupelo is a growing manufacturing center. With statewide median home prices around $155,000, Mississippi offers the lowest entry barrier of any state.

Maximize Mississippi's Affordable Market

Mississippi's ultra-low entry costs mean you can build a multi-property portfolio faster. Our DSCR loan programs qualify you on rental income, not personal tax returns, so you can scale efficiently.

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Why Investors Are Targeting Mississippi

Mississippi's military installations provide the state's most reliable rental demand — Keesler AFB trains 30,000+ students annually in technical specialties, creating constant turnover demand for off-base housing. Columbus AFB's pilot training mission and NAS Meridian add additional military rental demand backed by BAH.

Toyota's Blue Springs plant, Nissan's Canton facility, and Ingalls Shipbuilding in Pascagoula provide manufacturing employment that supports rental demand in their respective corridors. Ole Miss in Oxford creates a premium college-town rental market with strong football-season short-term rental income. Mississippi's ultra-affordable prices mean properties priced at $60,000-$120,000 can generate $700-$1,000 monthly rents, delivering cap rates of 10-14% in many markets. For investors looking to acquire multiple properties at these price points, our blanket loan program finances portfolios under a single loan.

Mississippi rental property management and investment opportunities

Mississippi offers the lowest entry barrier and strongest cap rates of any state in America

Financing Your Mississippi Investment Portfolio

Rental Home Financing provides flexible investment property loans for Mississippi real estate investors. Whether you're targeting urban rental markets, military-base housing, or affordable cash-flow opportunities, our programs offer competitive rates and investor-friendly terms. Our no-ratio DSCR program is well-suited for Mississippi's high-yield, affordable properties.

Mississippi Investor Loan Checklist

DSCR loans qualified on rental income, not personal tax returns
No-ratio DSCR for high-yield affordable properties
Blanket loans for multi-property Mississippi portfolios
Financing from $50K to $25M for investors at every scale
Close in LLC or entity name for portfolio protection

Contact us today to discuss financing options for your Mississippi investment properties, or call 888-375-7977 to speak with a loan specialist.

Mississippi Investment Property Loans & Real Estate

Mississippi at a Glance

Key Facts

Major Industries

Mississippi's Historical Significance

Mississippi's Landscape & Climate

Delta & Gulf Coast Geography

Subtropical Climate

Natural Resources

Mississippi Market Snapshot

Mississippi Rental Market Overview

Mississippi Median Rent Growth (2-Bedroom)

Find Investment Property at Below-Market Prices

Jackson

Top Cities for Rental Property Investment

Jackson

Gulfport

Biloxi

Hattiesburg

Oxford

Tupelo

Mississippi's Fastest-Growing Cities for Rental Investment

Mississippi Metro Area Housing & Rental Market Overview

Jackson Metro

Gulfport-Biloxi

Hattiesburg

DeSoto County (Memphis Suburb)

Tupelo

Mississippi's Top Tourist Attractions

Vicksburg National Military Park

Gulf Islands National Seashore

Natchez Trace Parkway

Mississippi Blues Trail

Why Investors Choose Mississippi

Military Installations

Automotive Manufacturing

Gulf Coast Gaming & Tourism

University Markets (Ole Miss)

Shipbuilding Industry

Mississippi Market Trends & Outlook

Key Indicators

Mississippi Median Home Price (2020-2024)

Government Real Estate Resources

Lowest Entry Costs in America

Military Installation Demand

10-14% Cap Rates

Manufacturing Growth

Mississippi: Military Installations, Manufacturing Growth, and Magnolia State Affordability

Maximize Mississippi's Affordable Market

Why Investors Are Targeting Mississippi

Financing Your Mississippi Investment Portfolio

Mississippi Investor Loan Checklist

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