Tempted to return the 27 packs of Pergo to Home Depot and just carpet the living room and scrub the kitchen floor, which is pretty darn filthy from the pigs.Never encountered such an issue in all my rehabs.

The problem I encounter is in my entire 50+ years of investing I had only one broker who was capable of doing the math for real estate investing and who watched my back at the same time.

Otherwise, consider the following: as a buyer, if  you encounter a barrier-to-entry, that means that other buyers will likewise encounter that same barrier.

I wonder if this a market-niche that has been overlooked, especially considering the needs of the many returning veterans and their families, along with the many other folk encountering life challenges in their home. 

Devon Schmieder I encountered the exact scenario you described about 10 years ago.

I didn't own property in RI when I lived out of state though.I usually encounter the out of state issue at closings when one or more of the sellers are out of state (since the sale is subject to non-resident withholding).More rarely I encounter it when I run across tenant issues and the out of state owner has failed to file the nonresident landlord form with the RI secretary of state, since the consequence is "rent for the dwelling unit abates until designation of an agent is made and landlord shall be subject to a fine of up to five hundred ($500) per violation".Unfortunately the first time some out of state owners find out about that requirement is in eviction court when they find out that not only can't they evict, but they actually owe the tenant any rent that was collected during the tenancy before the form was filed.

Almost chased down a e300 that stickered for 60 somethng and if that was going to be like 450 haha.

As expected with these rentals I am encountering various situations.  

You've encountered overlays, methinks.Anyways,Commercial lenders have no "in general..." because each commercial lender makes up whatever guidelines they wish.

The irony is that your a bit of a shark (talking about me personally) trying to get a good deal and you encounter these sharks trying to take a bite out of you.