**Credit Unions or Local Banks**: Smaller financial institutions like credit unions or regional banks might be more open to taking a second position, especially if you have a good relationship with them.3.

Bank rates have gone up which won't allow most properties to cashflow2.

That is predatory and not good business practice but some banks think they can get away with it especially with new investors.

The reason is that we have a relationship with a regional bank that will provide financing and which if we limit leverage to 50% will (1) charge interest at their lowest commercial rate fixed for 20 years with no balloon, (2) charge 0 origination points and no “junk” fees and(3) allow us to sell the property with either a sub to or a wrap loan without increasing the interest rate - in other words no due on sale clause.  

Hey mate,Those PM fee's seem solid and transparent.Same as the reserve.If someone wanted us to manage a 24 unit, I'd ask for $5,000 in reserves as we as a PM aren't a bank. 

Typically a lender/bank would have some reserve requirement (3,6,9 months) that you would need to abide by, but in this scenario it's a seller financed sale, right?

If you're financing from abroad, look into international lenders or local banks that work with overseas investors.

Or are you saying above and beyond properties, but the full bank accounts?

I've been approve by the bank and they are willing to loan 80% of the money, but I need to come up with the 20%.

(I called the bank, and even though I have a great job and can pay for the current mortgage very well, they require that I refinance to remove him).