You are right - there are so many of us here trying to figure out the way banks work from the inside.I have a few questions:a) If someone cannot go conventional, due to BK or foreclosure in the past, is it possible to get a commercial loan on a multi family, less than 5 units?

Have done a couple flips in the past.   I

I'm wanting to buy in the 150k to 200k range, and get rents that approach the magic 1%.However, in the metro Atlanta area, this seems to be a thing of the past. I

Jay Hinrichs You are a very well knowledgeable man Mr Jay, you remind me of Andrew Carnegie with the mentality which you shine upon your posts and what you have done during your past. I

However, in the past, I have managed up to 40 units at once.

What has work for me in the past is just picking a few target zip codes pulling how many cash sales are in that area then deciding if It would be a good area for me to farm numbers and start calling around to gauge motivation!

In the past I use to make appointments with people and they wouldn't show.

In the past I have sent regular absentee yellow letter marketing only to find that some of these owners turned out to be Buyers not interested in selling.Should there be distinctive verbiage on the postcards or letters to these type of absentee owners?

Without having an "In" like you did in the past I would suggest traveling to the areas and meeting the teams and seeing the neighborhoods your interested in etc.To many stories about investors buying properties on the wrong side of town.Good luck.DISCLOSURE: My company works with out of state investors in Cleveland Ohio.

You advised that you have worked with them in the past, how long did it take them to flip a home in the past? I