Between Oregon and AZ residential and commercial we have around 23 units with only a couple of small loans.

Little cabins have very little value.Maybe try for a commercial loan as a business?

If the lender is licensed in the state you're buying in, then they can do the loan.

While this might not fetch the top dollar, it could result in a quicker sale at a reasonable price.Consider Renovation Loan Options: If you believe the house has significant potential value once fixed up, exploring renovation loan options like an FHA 203(k) could be an option.

Bank loan How did you add value to the deal?

From a $ perspective you get the same amount of appreciation, depreciation, loan pay down, but here you have cashflow and if if a tenant moves out, you are only 50% vacant instead of 100% vacant.- Generally the same logic applies as above.  

Bank loan How did you add value to the deal?

Buy, even if you don't plan on staying in that 1st house in Cleveland permanently you can just use an FHA loan live there for a year and turn it into a rental afterwards.

Bank loan How did you add value to the deal?

Keep the loan local.