It seems like conventional banks are not option any more.

I'm just wondering if these banks are all just waiting to see what Congress is planning or if things are business as usual on existing inventory?

I expect inventory in my city to grow or stay flat.

Hello forums,I have two rental properties that we paid retail for with conventional financing.

I called again and she said she is trying to work through current inventory but will contact me later.

Getting investor loans done with conventional lenders is tough and will get tougher.Local indy banks as you say are a great alternative. they are called portfolio lenders and they can help because they do not sell their loans to Freddie and Fannie.These small banks and credit unions don't work with brokers so brokers are not your best bet here.If you go to my blog (in my sig) there's a link there to my Portfolio Loan Blueprint that will help.

Property that was purchased to resell is considered inventory in your business, aka dealer property.

Is there a ton of inventory?

You can use hard money to buy a property that can't be financed conventionally (e.g., its in bad shape), fix it up, then refi.

The escrow company reports payments to a credi bureau and the intent is for them to refi with a conventional loan in 12-36 months.