I'm not sure if anyone knows anyone in Roanoke that would be willing to be the 2nd witness (we have one as he is visiting family) the bank and UPS said they cant use their employees to witness it. 

But they have the affordable priced properties......in comparison to the top non affordable states in the union. its also forcing us local guys out to the Andersons and kokomos too because we cant compete with the large funds bank account.

Before you decide to pull the trigger with any Bank/Lender make sure the they are well versed in DSCR guide lines and close more than a couple a month. 

That's why your having difficulty getting any valuation from a bank.

One would be when you have a primary home and its listed on MLS (for sale) and the bank gives you the cash out until the home sells and the loan is set up for 12 to 18 months.

As long as the property generates enough cash flow, you may qualify based on the asset alone.Another route is to explore portfolio loans from local banks or credit unions.

I am currently looking for a small local bank or credit union that issues lines of credit collateralized with investment property.

He is securing expensive debt, not debt through a bank, isn't putting any capital into the deal and structuring the equity investment in a highly risky manner without any upside offered to the investor.

Quote from @Arun Maheshwari: Hi,Does the bank owned foreclosure property allows to put Inspection contingency for big issues like plumbing, eletricity etc.ThanksIf it is bank owned and the foreclosure has taken place - possibly but they would make you responsible to turn on power and water and turn it back off.

(Banks typically want to see 1 Year+ leases).