I liked the idea of cash because purchasing is a lot easier (don't have to deal with banks), a lot less risk, more cash flow per property. 

The issue the banks reportedly have is that IF the property needs to be rebuilt at some point that it would have to be rebuilt as a single-family unit instead of multi-family. 

So even if you pick a state with stronger protections like WY or NV, the cause of action arose in the state where the tenant fell, so likely that the court where the accident happened would have jurisdiction.

I just came from the bank to open a bank account for the newly formed LLC that will hold the property I am purchasing.

The two lenders I contacted through the "Find a Lender" option never called me back, so I am looking for a local and relatively small credit union or bank I can talk to about taking out a HELOC so I can invest fairly soon.Any recommendations?

It just seems like the housing / banking system right now is driving toward fore-closures and you really have to fight for it these days.

Even with jurisdictions being ADU friendly, adding an ADU is one of the worse RE investments.  

ITs how I ran my HML shops we lent the banks money  LOL.. boy it was good when it was good.. borrow at 5 lend at 20... 15% on the delta made for a nice living if you can scale it..

Hey, I recently relocated to SW Virginia so I'm now about a 5 hour drive to the northern outer banks, which is a place we love.

Bank and credit union loans are generally defined as “portfolio lenders,” or lenders that hold the loans on their balance sheets.