They don't have intimate knowledge of the deals and frequently brokers withhold giving complete information to CoStar for various reasons. 

Even if they have their own money, it frequently gets tied up in other deals.  

We use listsource.com primarily and pull potential cash buyer lists frequently.

Do they frequently get water down in the basement (like any obvious signs of this/mold)?

As a result, I am now looking to use my expertise and JV the program.Dan:Our experience has been it's the number of mortgages (not properties or doors) and these seemingly arbitrary in-house bank rules shift frequently depending on the needs of the lender's (bank's) portfolio.   

I go to Norfolk frequently for work (DoD civilian) and would like to get to know this market. 

I appreciate the advice, I plan to start with a smaller list so that I can mail each more frequently.

It happens frequently, can cause some bad feelings, but ultimately no one involved committed a felony level offense.  

I just skimmed your post, but it seems like you're asking for options to get started now, while bank/regular lenders want to wait until you have 24 months on the job (which is common by the way).Since you're so close, at 18 months, I'd say you should line up private/hard money just in case you come across any great deals, then when you qualify for bank financing you can refinance out the private/hard money loan with conventional financing.I frequently do this with properties, using private $ to buy a good deal quickly, then 6-12 months down the road (after I stabilize the property and give a good return to my lenders) I'll refinance with a regular bank loan.

I live and invest in Cedar Rapids, but am frequently up in the Cedar Falls area.