WE get our spec loans from local community banks that specialize in lending to business's in the community.. they are not retail banks they are not looking to amass huge small time checking deposits..

I can point you in any direction if you have specific questions or need more information on a topic its funny how note investing is Soup De Jour these days on BP.. 10 years ago no one even mentioned it..  

A San Antonio client of mine reached out directly to ALE's placement reps after months of waiting.

But I also realize many people choose the direction of Appreciation first.In my hometown market (not Pittsburgh, but central NJ area), few small to mid size multi family properties could come close to cash flowing positively.

Quote from @Jonathan Small: @Luke H. what did you decide to do with this deal?

Try some local small banks or look in the tools on BP

That's direction I'd advise exploring, not how to do it all yourself as an island, but as a facilitating power.

Directed marketing to pre-foreclosures, a website with seo, networking, driving for $$, go to some local meetings.

You can try door knocking, scary but direct way to chat with owners/renters.

You should ensure the property is inspected regularly, maintain climate control to manage moisture and temperature, and address small issues like leaks or cracks early to prevent costly repairs.