Also you can call your local Escrow  officer and ask who she/he see's doing private loans in your market.. 

However, I know of some great wholesale nationwide providers/private companies.

Will he co-sign on loans from banks or private lenders, or will he just say, call 15 banks?

I sent you a private message.I don't restrict certain breeds, but you may want to consider it.

The seller doesn’t need to know that the underwriters may give you more of a hassle than other buyers.Or do you have lines of credit or a private lender so you can make a “cash” offer then try to get the financing through before close or at worst just do a cash out refi after close?

Americans are spending there $ toward quality of experience more than ever. 

Which ever market you choose build a team and spend time connecting, networking.

And who cares if they did, the tenant moves out and you just rent to private pay tenants.

From a compliance stand point, seller financed notes have much more leeway, fudge room, as they are looked at as private transactions.

You might spend between $5,000 and $20,000 on furnishing the unit, depending on your choices.