I had a local bank provide a 1031 without fees. 

I found this deal as an off-market property through my local network in the Hamptons.

I refinanced it into a  5% 30-year mortgage with a local bank as the seller would only carry the loan for a year.

Look for a local credit union that can offer a cash-out refinance once the work is done, ideally with minimal seasoning.

My name is Dillon Seal, and I’m excited to join this vibrant community as a new real estate investor.

We have been working in the affordable housing space for some time, and this allowed us to partner with the local community and provide a housing solution they need as their city continues to expand with new jobs they are successfully bringing to town.

Even if you're in a local 50+ league and want to be competitive, a coach is probably over-kill.

this is a nice thought and catchy name (GATOR) LOL.. " The man in the new suit is getting rich on your dreams "  Stevie Winwood  Taffic low spark of the high heel boys.

I think the borrower is better off trying a local bank or broker in that area.

Start networking with local agents and investors for insights, and talk to a lender to get pre-approved to understand your budget.