You need to look into local community banks and speak with their commercial lenders.

If you’re working with a community bank or a traditional lender, these issues may not be as relevant.

There was client bank account information in the folder and she could have done significant further harm to our business.

Alternatively, there are high-yield online savings accounts like Marcus or others - the difference is that banks have some inherent risk, thus the FDIC insurance. 

If the exchange attorney makes a mistake and fails to file exactly when and how they are supposed to or if anything else goes wrong, you lose your tax benefits.

The resources we had:- a bank (conventional) that lends money up to 35k for 650 credit score- hard money lender with APR 120%- seller/community (who acts like he doesn't want to talk at all)- a real estate mentor that costs $35K to useThe "answer" to this exercise was:Use personal credit to borrow from the bank and spend the $35k on mentor, and then mentor has the "connection" with the community bank to negotiate a deal and brought a 70K property for 40K with FMV of $140K.

There are also additional costs of operating and maintaining an LLC, like separate bank accounts, annual report filings, tax filings, etc.2.

You’d need all those zero and $7,250/mo just to earn a 4% return on that $275k when you could earn more guaranteed in the bank.

Some banks may lend as a HELOC on the rental property, or refinance it, but you're right you'd have to get your mom on board for that. 

Especially as maintenance bombs increase in there detonations, the opportunities to acquire from failed operators is at the door step.