Personally have not seen anything I believe is legit (but I only invest locally).

Check with your broker and make sure this fits with your local laws.

Any information on local clubs I could join that have this kind of environment would be appreciated.

You can also check out local Facebook pages in the markets you are looking in.

I have been on New Western's deal list as well as another bigger local company and everytime I underwrite these deals there is very very minimal left on the bone let alone contingency funds for going over budget on the flip...

Hello – My name is  Jules Mbasso.

From what I've heard, local banks are sometimes more flexible than the big guys.A buddy of mine managed to snag a HELOC on his rental property, which isn't always straightforward, but it opened doors for him.

I like not worrying about being sued even when the local 2-bit lawyer tells me he is going to sue me (which he has done multiple times). 

Please advise.ThanksMel I'd recommend a local Independent Agency that has access to multiple markets including surplus lines

I would get on the phone with a local lender through a local bank.