Often the best ones are the smaller community banks in your area, not the large coporate banks however they'll have options as well but its normally relationship based where you'll come in to the bank to meet them and they'll be looking over your financials, credit, investment experience, etc. however once you're in with one of them, it becomes much much easier to borrow with them in the future...

People have done loans subject to but the original borrower stays on the loan and it could be at risk to be called once a deed is transferred

That’s another reason to hold off on an offer, since there's no proof of cash to close yet.As for the HELOC funds, I'd proceed cautiously with borrowing from other sources if you’re not yet certain the loan will close, and I’d double-check if your application has been officially approved. 

Buy, Borrow, Die ..... amazing in theory it has one big downside haha 

Very informative, thank you.Can you clarify, though, in what context can the appraisal be presented by the borrower, isn't it always the lender that sends the appraiser (who is paid by the borrower)?  

If they wanted to send a hard money pre-approval for half of the purchase, then either A) the lender needs to confirm that they verified the borrower possesses the remaining cash to close, or B) the borrower needs to show proof of funds for the remainder.

You can up to 4 borrowers on one loan by the way.

This is all fresh in my mind because I'm currently working with a borrower in TX who is using this type of entity structure.

My wife and are implementing this "Nomad Strategy" and are about to start looking for our 3rd property here in Colorado Springs.The major issue right now is interest rates, and the fact that if you only put down a 5% DP and borrow the other 95% at a 6.5% - 7% rate you will not even come close to covering your mortgage with the rent when you move out next year.So, we found a VA assumable loan (FHA loans are also assumable) with a 3% rate and a seller who had an overpriced listing because he was pricing to break-even after paying off his debt and closing costs for selling the home. 

If so, would both borrower and lender be charged the same or just one party?