go to Bankrate.com, look for the most stable, and well capitalized local banks below 1 Billion dollars the commercial dept should be able to work with you, have your ducks in a row, have your PFS and 3 years of taxes ready for them, and yes they can be quite flexible. 

I have seen Agents that I consider sub-par with a billion 5 star reviews.  

People in Illinois think their run down unit is worth a fool's ransom. i've seen it a billion times.

There was already a lawsuit that was won from an out of state investment company. 1000 homeowners signing a petition won't stop the billions of dollars being invested into this.

The central valley, especially fresno, has literally billions of dolllars being invested into infrastructure.  

Third, the most successful corporations in the world have billions of dollars in debt, and there is a good reason for this.  

You don't want to be like the millions of real estate appreciation investors who lost hundreds of billions during the real estate crash. 

One is funding fee at 1.75% now and you can either pay at closing or roll it into the loan.The mortgage insurance is another part and is now 1.35% which also is built into the total payment of the loan.FHA is inflating costs to cover billions of losses from previous years foreclosures where they were charging little funding fee and very small mortgage insurance which created a hug short fall paying off losses.

I'm done giving up years of happiness to the shareholders of the billion dollar corp I work for :)

I am a financial analyst that works on billion dollar corporate acquisitions so I see a lot of structures, but a lot of them seem way too sophisticated for the small time real estate investor.Any help would be greatly appreciated!