These are not great investments and while the experience is not typical for Memphis, nothing I've read or seen should lead you to believe your experience will improve.  

Some landlords have not been paid and some tenants are unable to make up for the rent owed by IHA and have either been evicted or are in the process of.

The challenge, as you’ve discovered, is that traditional HELOC lenders typically want the property titled in a personal name rather than an LLC.

Here in FL that is typically the pool and backyard area. 

Typical on the Internet though.

Local banks typically offer lower interest rates but might require a solid track record and detailed financials.

What avenues do you guys typically find your investors? 

typically (as you probably know) you buy something distressed, with either cash or hard money, you fix it up, and then you refinance into long term debt. 

Will you explain how a typical extension would work, please?

@David Putz I wonder if someone is maintaining a list of where all the servicers are licensed...I can't imagine that would be easy to keep track of, but I don't know how often they would change.Having a resource that has all the typical fee info and service states for each servicer in one document would be amazing.