It seems like they are being unprofessional and do not want to.The issue is that depreciation schedules are not given to the IRS when you submit the return.4562 which is used to calculate depreciation is given to the IRS but it does not factor in non-depreciable items such as land. 

This is the max it seems most "A" lenders will loan too, I might get 50% from a credit union but that still probably not help in the short term.How do people keep going?

It wouldn't hurt to set up time to meet with agents, property managers, lenders, and others while you’re visiting your markets of interst.

They are investing in infrastructure, housing, public safety and taking the steps they need to take to attract more jobs. 

Not all lenders are created equal. 

The best option is securing financing that allows the LLC to buy the new property, as commercial or portfolio lenders may accommodate this.

On paper numbers and in reality numbers are completely different. this is because with riskier investments you have higher chances for evictions, maintenance issues, management calls, non payments of rent, damage to property etc.

I was thinking a bridge loan might be an option , and then refi it later and pay back the bridge loan,  but I'm waiting for lenders to reach back out and run some numbers.

The top three expenses in a flip are the rehab costs, lender fees, and sales commissions.

Mike,As a Banker I am going to warn you unless you are paying "All cash" you may not be able to get financing on it depending on which bank/lender you are using.