If you can invest locally, I'd recommend doing that before investing out of state.

They will do all of the legwork for you.

Yes the reason I am doing a sub-to is because I don't quite qualify.

I do a heloc on the house and I am the only borrower on the heloc.

Quote from @Jason Baker: Quote from @Jay Hinrichs: when you say no fee,  no split.. how do you expect the brokerage to make any money ???  

I generally work with home owners looking for long term management, but I do work with a local broker with access to off-market deals, and he sees a lot of activity in the area.

I'd like to know who else can do loan amounts under $100k.

If you're doing a rate and term refinance, there's typically not a seasoning period but again it's common for lenders to require it be rented first.If you're doing a DSCR cash out refi, it may not need to be rented first but you're probably paying a higher rate.Your best option is to call a loan broker you trust and go through the options based on your current situation.

I usually don't do this.

We have bid on several properties at typical foreclosure sheriff sales, so we are familiar with the process of doing title searches before bidding.