Local and regional banks and credit unions will do commercial loans for $500k.

Real estate markets are carefully monitored by local investors in any market no matter how much of a dump the location may be.Could be a cloudy title (contested ownership), astronomical tax liens, unpaid bills tied to the property, major deferred maintenance, or any number of crazy things going on.Call a reputable company in the region and a full appraisal or two can be done for 2-400.

If the appraisal issue can't be resolved, oftentimes it will never get formally submitted.It's getting tougher to find these lenders nowadays, but start with your small local and regional banks.And, as mentioned above, if it does get submitted, you're stuck for 6 months...

The neighborhood is very desirable to professionals, walking distance to the regional hospital and five minutes to downtown.

We have incredibly low inventory in my region (1.8 months).

There was a recent thread where people were discussing the risk natural disaster risk involved in having all your properties in one city or regional area.

In high price areas where it is hard to cash flow, many investors in Toronto look for opportunity in student housing.

It's a called a "waiver of deficiency" letter and do not close without it.Do not believe anything the bank says unless it is in writing.You also have to know which department you are talking to.You can get conflicting information depending on if you are talking to customer service,collections,loss mitigation,the short sale department,bankruptcy department,and the foreclosure department.In big banks these are all separate but in some local to regional banks one person might be handling multiple departments.They will all look at it differently with various goals in mind for the the loan file.

I would disagree for WisconsinWe had over 680 sheriff property for sales in 30 days‘ for sale not purchase “inner city has a lot of foreclosure nicer smaller communities our filled with houses for sale over 2 years on MLS a lot of property inventory ( Wisconsin region )Plenty apartment bldgs with “ for rent “

Yes its a regional thing, your area may differ but its as simple as calling your local housing coordinator.