Here are 3 practical strategies that might help you take your investment business to the next level.1.

It seems you and your husband have the ability to make a property more desirable and I would try to stay local for the same reasons you listed. 

I have seen REI Hub recommended on here, but I am unsure of their ability to work with local banks, so if anyone has any experience they can speak of that would be greatly appreciated.  

Looking at the places, they are all the "weird" kind or have some kind of alternative building practice.

When I pointed that out, they suggested I instead setup my credit card as a vendor, and enter each charge as a bill, which would then fix the assets and liabilities issue.  

In the last few years, they've made illegal:-Rent controls of any kind-Limiting of fees or screening charges-The ability of HOAs to regulate STRs or LTRs in their neighborhoodThat's just the start.

You might find a local credit union or community bank that will go to 95 -100%.At one point I called 2 different VA Regional Loan Centers regarding this section in the VA lenders handbook:Assumability - The second mortgage should not restrict theVeteran’s ability to sell the property any more thanthe VA first mortgage.

That gives them the ability to maintain control over the entire real estate investing process, from acquisition to renovation and then resale or lease and manage the properties in house.

Think 10-12% CAP rates.D class areas= Practically no price appreciation, worst/struggling public schools, highest crime rates (especially drugs and violent crime), highest cash flow.

I had done extensive reading and research on best practices and entity implementation that would best meet my specific needs.