Whenever I am having an issue with financing, I normally reach out to local institutions.

Just because you want to hit a specific number doesn't mean the market will meet you there.Great example of how Class C properties may appear like great cash flowing investments on paper - meaning fully rented, paying on time and normal levels of maintenance.

What do you normally look for in choosing a lender? 

I am actually doing a flip right now and hard money lender isn't the easiest to give us a loan for the rehab (draws verse pulling all at once, which is normal).

Work on your living cost versus doing the normal buy a duplex and out $69,000 down.  

You can get a normal owner occupied home loan to do this. 

Normally a Promissory Note would just be an I.O.U., and that's what the banks want people to think.

My normal GCs simply cannot handle this magnitude.

Lost Income- normally 18 to 24 months. 

@Frank Pyle yeah, this is pretty normal and the type of home you use isn't of consequence.