What I wrote above does not create an attorney/client relationship between us.

State Farm also keeps all the loans they originate so they are more user friendly due to the fact they are creating a long term relationship vs. simply immediately selling their finished product on the secondary market. 

Thanks everyone, Its our local credit union, we have a decent relationship because we used them on our last project.

@Steve Vaughan excellent idea...

I developed a calculator in excel that adds the rehab cost to the purchase price thus adjusting the cap rate, if the rate isn't where you want it to be lower your offer or don't make one.

I don't want to offend any but at the same time I don't want to go with someone just because of a relationship.

I have some good things on my side...a little experience with landlording, flipping, I'm a licensed Realtor and have a close to excellent credit score.

Purchased a 4-Unit in Delray Beach, FL last July with HM (Lending On- they have been excellent)  $520K pp w/25% down- gut rehab with my own cash- now a weekly vaca rental/short term stay lux compound (www.lavidadelray.com). 

On your first meeting, just try to establish trust and build on the relationship.

Develop a relationship, see if they’re savvy, and if they know real estate most high quality lenders will spend extra time with you making sure that you are organized in the best way possible for them to give you money.