I tried shopping around but no one would take me since I had a sewer collapse claim last spring.

Going to shop local to see if I can get a better %. 

The area is very desirable, great schools, restaurants, shops and major airports close by. 12 mins from downtown St.

My wife and I are in the process of starting a stem education center and I have leased a 1,200 sqft space that is apt for that which is at an upcoming shopping area. 

If you have an RC Wiley or similar mid/high end furniture/appliance/home furnishings/flooring shop.

You will be surprised how many fall out deals I see from new and experienced investors that try to shop it based on rate and fees. 

They shop around for me and find me the best deal.

The local who lives there but commutes 30-60 min to another community because they can’t find a job to support their family in their town.That same local knows that a 4plex would be great on that lot that’s been vacant for 20 years and that there are at least 4 families who could benefit greatly from that development.That local knows that Ryan’s plumbing and Katie’s electrical companies that service 75% of the town really needs a new flex space to use as a shop, storage, and parking for their business so that they aren’t working out of their garage and can hire a couple of locals to work with them at the office and in the field.Development is different in our small towns but if locals aren’t the ones doing it, and developers aren’t coming, what happens to our kids futures?

I would shop around. $30k in reserves seems a bit high since you already have $650k in reserves.

Any leads, potential investors, or anyone looking to talk shop, please reach out!