First Bank is a portfolio lender that could be another option but they'll likely place you in an ARM (which isn't bad if you're planning on refinancing after a year or two anyway). 

Arm yourself with those tools and there is zero limit to what you can achieve and what you can accomplish.

@Michael ClayI'll give you my opinion on your questions:1) Since you are lending you become the mortgagee and can require both an appraisal and inspection, but you need to make this explicit.

Currently all are 5 year ARM no balloon and 30 year amortization.

I'm seeing similar however if you like ARMs I've seen 4.875 on a 7/1

I finally figured out they were caused by the watch on my husband’s paralyzed arm brushing against it. 

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

I am also looking at 5/7/10 year ARM's in order to improve COC as well as ROI.

Commercial rates are usually 5-7 year ARM, amortized over 20-25 years somewhere in the 6%+ range.I have also seen a few commercial lenders that offer a 30 year fixed program but the rate was over 7%.

I felt overwhelmed at times so I got quotes from contractors and they were going to do what I was planning, but charging me an arm and a leg.