Appraisals are backed up and on the right timeline of investor deals, every day counts when you need toBeef up the appraised ARV to get a healthier LTV.Hope this helps!

One of the above houses was a foreclosure, now bank owned and on the MLS. 

If I ordered one today, how long would it take to arrive?

A friend and I created one recently:https://drive.google.com/file/...It was meant to compare costs between different lenders, but you can use it to just see costs from one lender as well.

Looks like there is no one from Allentown here at BP Hendrix.

Find the market with the best market appreciation over the hold period and you will have found one of the better cash flow markets over that hold period.As for the forced appreciation….  

Quote from @Rene Dittrich: We are selling 2 lots of land and would be open to do seller financing for one of them.

There is one other explanation, being over extended.

That was an excellent non-answer to my question, Skyler. hihi :)No they are not all the same. some are only interested in dealing with conventional purchases other are as you say better at handling assignments or double closes, some are commercial specialty, etc....A investor friendly one would be, at least from my point of view, one that understands there may need to be some last minute wheeling, dealing, and adjustment made to close a deal, understand what needs to be done and do not freak out about creative deals.Maybe my understanding or thoughts are wrong but that's what I meant by investor friendlyregards :) 

I would get with the city asap and find out all the details on this.It could be possible that if the LLC changes hands that it loses it's exemption.