Also, focus on small banks/credit unions/portfolio lenders- they are more lenient on LTV and seasoning...usually better rates as well.

Using a small local bank or credit union to finance with a COMMERCIAL loan. 

To preface - I am an agent who works with lots of investors in the Athens area and have worked with folks all the way down to Greensboro, Union Point, Buckhead, but most of the activitiy now is focused on helping investors find deals on and off the market for cash flow and flipping.  

-There are some items that are commodities and priced by unit of material (drywall, bricks, roofs) and some that aren't (foundations, design, landscaping, excavators, carpentry)-Prices vary considerably across regions, times of year, skill level, local demand, unionization, licensing restrictions, independent contractor, etc.  

Hi Mary Ann,We are investors located in Union and we would like to do some networking with other investors.

Your best luck would be to check with local banks or a credit union. 

I would recommend to your local bank or credit union as well.

Local credit unions, possibly a mortgage broker.

Hello,My name is Kyle McCullers I am an underwriter of a local credit union and I've been in the mortgage industry for the last 10 years. 

You'll also likely want a relationship with another smaller local bank who can help fund the deals quickly.Carson Bank, Vintage Bank, Rose Hill Bank, Union State Bank, Stock Exchange Bank (Ark City) are a few of the smaller local ones I know would be able to act quickly and wont screw you on closing costs.I've personally used Carson and Union State Bank (formerly Relianz)  - Have spoken to Rose Hill and Vintage about their programs however have not ruled out using them in the future.I'm sure there's a few other smaller banks I've left off, but going off the cuff those are the ones I remember.