Recommendations include moving the patio away from the house and adding a retaining wall.Other considerations:I already have a team in place locally to manage the property and handle repairsI visit the area biannuallyThere’s another couple interested in the property and supposedly making an offer.I haven’t secured preapproval for a loan yetMy credit union only services Oregon/Washington, so I can’t use them for a loanI’m unsure about the process of buying an investment property from out of state, as a first time home buyer, especially since I don’t plan to live in the property myselfWhat I’d like to know:Does this seem like a solid investment opportunity?

When the market was a little hotter in the recent past, a lot of listing agents in my area would shun or downplay offers that came with financing from credit unions or "too big to fail" banks. 

I’ve been told by many local banks and credit unions that they will not do the deal.

Your local community banks and credit unions will likely have HELOCs.  

Typically, local banks and credit unions are you're best bet. 

My Credit Union said they cannot help because house is under an LLC.

I asked two different loan officers (one at a credit union and one for a conforming mortgage loan), and they both said that if you're not borrowing from the heloc, it doesn't increase your debt or your DTI ratio.  

Setting up a bank account at a local bank or credit union could help grow your business in the future.

I’ve been told by many local banks and credit unions that they will not do the deal.

I think a Starbucks, Dunkin, Pizza or a small bank or credit union branch would really thrive in this location.