Online banks or banks that operate in both states will probably be your best bet.

So I am on my phone and that whole "mention" thing doesn't work so hopefully you are following this topic.Anyway, it's time to get her attorney involved.

Some lenders might accept accessible funds in retirement accounts for this, but your best bet is to have it there.

However, on your primary home it will be more strict as there are a lot more federal compliance rules involved. 

If there weren’t a loan involved, transferring property from an individual to an LLC is fairly easy and is something that is done somewhat regularly for estate planning.

The post in this next link is good reading for those involved in private lending:https://www.biggerpockets.com/forums/49/topics/555...

there are ways around credit checks, but you pay an even higher premium to do so. best bet imo is to partner with someone as a passive investor while you learn comm real estate and boost your credit score.

I recall hearing that there were studies done that found that conventionally attractive people have an easier time doing almost everything that involves interacting with people.

As an example, I'm involved in 4 different projects right now with 3 different brokers.

My offer - $925-950K  (no realtor involved)Closing in 30-60 daysI get it under contract, put about $30K into it for cosmetic fixes so its rental quality ready, and then assign the contract for $100K to an investor or family willing to put in sweat equity.Do a double closing and pay the sister $500K equity with the proceeds from the end buyer, I take my $100K fee, and sister pays my friend his portion of the $500K equity they agreed to.