Have you tried contacting a local community bank? 

Attend local builder associations or networking events, and focus on small contractors or businesses without in-house permit expertise.Highlight how you save time and ensure compliance—it’s a big value-add.

Each approach with its own pros and cons to consider.Bottom line, we have to decide for ourselves if we want real estate as a part of our overall portfolio, and in what capacity. 

More importantly, does anyone have an outlet that will appraise the property off of an income-based approach appraisal and not sales comparisons?

They’ll have a strong network and be more in tune with the opportunities available in the rental market, whether you're interested in single-family homes or multi-unit buildings.If you're focusing on single-family homes, try to keep them within the same area.

A HELOC felt like the right approach, but I'm learning it's pretty impossible to find a lender for my situation.

Hi BiggerPockets Community!

or options 3, 4 and 5 don't supply washer and dryers and either the tenant provides their own, rent appliances or goes to community laundramat.

You’re in a great position—just focus on finding a deal that makes financial sense!

Almost every realtor has several investors ready to invest at least $2 million in cash.If you’re planning to use hard money loans, agents won’t show properties without prior proof of funds.I’m curious, is this a general market trend in Ohio or just this particular realtor’s approach?