As far as lenders go, I have a wide variety that I work with again basing who I refer off the deal and strategy the investor wants to use.

Hicks out of Tampa does them state wide, and probably handle more than anyone else

One condo association I own a rental at has a different angle the dog policy (max weight and number of dogs rather than breed) that I realize now could achieve the same end without getting too far into the restricted breeds lists and some of those issues (like mixed breeds, ones not named, checking pedigrees, etc, etc). 

Im feeling pretty good about my angle thanks to BP.

It does, just make sure that one of the windows has a net clear opening of 5.7 square feet ( meets Egress ) if this room is 1st floor and is on a slab, it can be 5 square feet. have a minimum clear width of 20" and minimum clear height of 24". in other words it can't be smaller than 20" wide or 24" high but must have 5.7 sq' net clear opening

@Kyle Pare One of the things you'll find with buying is that closing timelines can vary widely from place to place and time of year.

Not a large area, about ten bricks wide, but the mortar was worn away and some loose bricks.

I'll be interested to learn what happens.For someone used to wide open spaces, that looks like a lot of money for such a small space!...

Its a 3-2 single wide.

@Raven Walker - there are several strategies to buying TAX LIENS or buying properties that have tax liens, or buying at TAX LIEN FORECLOSURE SALES...it gets complicated, but that means not many are doing it...if you have more time than money to invest, i'd research the heck out of it, and see if you think you can find an angle that you like.