Besides, I would prefer someone who is local (boston) that I can actually sit down with face to face. I

If things fall flat on their face I will max out my Heloc and buy the house back out.

I disagree about the charging the upfront fee makes a serious buyer.I can't tell you how many scammers I have seen in the commercial lending arena.I can say one problem lenders face is they get a package submitted to them and then give an LOI.Then in due diligence the buyer finds out the income levels and returns were not as stated.Now the lender wants a bigger payment down from the buyer or the buyer has to get the seller to reduce to the actual proven numbers.The deal falls out and the lender made nothing.The way to solve this is submit a detailed and verified package upfront.This way you know the numbers you are sending have been verified.Lenders site confidentiality etc. when doing loans so you can't verify other properties they have closed.If lenders state money has to be in escrow or a deposit have YOUR attorney hold in an account the lender does not have access to or authorization to.This way the money can be shown to be there and earmarked for the purposes of the loan.I am telling you these scammers will do anything to separate you from your money.I know some deals I wasn't involved in where the people chased the lender for 6 months to get back 500k.Do not let lenders PUFF fees.If they say they have to pay for appraisal then tell them you will pay the appraiser directly.If you are a legit lender and you make money when you close a loan you should have no problem with this.If however you are a fee generator mill and you hardly close anything or a point taker with upfront fees I can't tell clients to work with you.Some point takers take money to submit apps knowing the lender will not close or that it's a sham.They usually charge a small amount upfront to entice the victim.Usually 500 to a few thousand.

Wow - not sure if it was a coincidence or the smiley face I drew on my fax as suggested - but it worked...Thanks for the suggestions!

There are times when face to face is the best answer. 

This charming turnkey home features a beautiful brick face, is well maintained & fully completely rehabbed in January 2016.

I believe I have crunched numbers until I am blue in the face.  I

Terrible Setbacks No Longer an IssueA big obstacle that so many homeowners face is the extremely strict setback requirements.

We literally had to gut it to the studs.The pic below shows it rehabbed & that immediately got us $750/month vs the original $475.By the way when they did vacate they literally left everything so we had to package & store the disgusting mess for 30 days. hahaha the expression on you're wife's face... "I

I agree with Kurt, The big hurdle you face is the R value.