Be very careful who you take advice from online, you should get involved with a local attorney and a local realtor.

I have a bank locally that will use DOT as collateral for loans.

Network with local investors to understand what formulas they're using.3.

I take a slightly different approach and try to partner with local vendors and get commission/kick backs. 

start w local bank or CU ?

Ask a local professional.I hear u .Either I settle or go to court on the 17 of January.

Go to BUILD YOUR TEAM at the top of the screen and look for local investors or meetups in your area.

I’ll also connect with locals through BiggerPockets or Facebook groups for first-hand insights.If visiting isn’t an option, lean on a reliable local team (agents, property managers) to help vet the area.

Always research local regulations before investing.The Importance of a Local Investment TeamA knowledgeable local team is essential for success.

I also saw your post on one of the local Buffalo facebook forums, and will caution you that you are going to get a WIDE variety of feedback from a WIDE variety of investors -- especially on that group!