If there is a drawback to a national company it is that your experience will be dictated by the regional or local sales rep assigned to your case.

Any unique ideas?

If you are not zoned for it then there really isn't any pushing back....unless you get off into future long range planning, re-zones and land use ammendments ect....and those are generally at the discretion of the decision maker, so they are very regionally specific.

What combination of pieces you use is of course up to you, but here is one possible scenario:- An initial touch using a post card with a simple message- A white letter of no more than 2 pages wherein you explain how you can help the recipient with your unique set of skills.- A final touch, this one could be another post card, a short yellow letter or a 1 page white letter.The idea is to provide a simple initial message, expand on that message and then reinforce the urgency of the message.

It is a unique town with many graeat old properties in the Spring Hill, Old Shell Road, Dauphin Street areas.  

We can do a 1031 exchange and purchase a duplex that way, but it means selling a unique, easy-to-rent property.

Same goes for BB if the property is unique enough, A-frames, etc.

Portland is in a unique spot right now working through some rental regulations (both city and state-wide) that have the market in a bit of a tizzy...some are pulling out, some buying in, and some are just sitting and waiting.

Thats a small balance deal so local and regional communal banks will be the way to go for the construction and you can get agency debt to take out the construction loan.Make sure to shop several banks as they all offer different products, terms and rates. 

If they are not aligned then simply keep looking till you find one that is.I would look up NARPM and start with them..Below are some questions I would think would be a good starting point for you to see who really treats their company like a business or a hobby.My business partner is a regional VP for NARPM and I am happy to help if you need anything please reach outQuestions to Ask prospective management companies* What are your average days on market for vacant homes?