When I spoke with one of the more larger banks, they wanted to charge closing costs, annual fee just to have the HELOC, etc, and in comparison their loan process it was not local so it meant the underwriters were off in some other state.For my experiences, there is one bank I will not use since it was a horrible ordeal in the past when I was financing one of my now-owned properties.

There are numerous banks or credit unions that will do a secured card with pretty horrible credit.

Both my parents have horrible credit(kind of why I thought it wasn't a big deal a couple years ago lol) and I'm not sure if they would qualify for any bank loan.

Primarily because the Tax Court, as I'm sure you may be aware of, is horribly chaotic in their decision making process, and I'd argue predicting their actions would fall outside the capabilities (no offense intended).

My experience with these guys has been horrible, they just don't do the job!

No where else besides religion can a person be horrible, steal, kill, rape and just beg forgiveness (which they always seem to get) and go about their day all absolved.

I had been looking at MFR in Gainesville but all that I have seen so far are in horrible condition or were in an area that if there was a F+ class, those would be an F-.

Overall it isn't a horrible process to set one up with most homes as long as they meet 1 and 3.  

Only issue I've had so far is the first plumbing company was horrible to work with, so I asked AHS for another plumber and he was fantastic. $50/mo vs. $100-150 prop mgmt.

I have to always choose the best out of a pool of horrible tenants.