Your $1000 is terrific , you must have stellar credit score.

The only problem is there is limited inventory and the inventory on the market is less than stellar, so I was going to organize a direct marketing campaign to target off-market properties fitting my criteria. 

The problem I am running into is when I speak to local banks they are saying since it's an investment property the rate will be bumped up to 7.5% even though I have stellar credit. 

Crappy deals + stellar marketing will usually find the buyers, but the wholesalers and agents out there who bring quality deals are never short on buyers.  

Stellar advice :) I may need to do this now too!!!

When I use my HELOC I would pay $50 a month for the trailer, and receiving 500 from the purchaser,  that is a stellar return, and I feel safe with a down payment, and always staying ahead in cash flow.  

Stellar advice, Tom!

I realize the Washington Coast isn't known for stellar weather but we're going to try to take advantage of that with our concept!

I hope to follow your stellar example.Take Care, thanks for sharingRJ

This property doesn't even meet a 1% sale price to rent ratio.Anything under 1% sales ratio or around that has to be a stellar area for investing.