Also how you haven't used bank financing since the 90s  and your interests include commercial financing, conventional financing, bridge financing, etc....  

Usually, the terms are worse than if you could get a conventional loan but they are very flexible.  

@Taye Nguyen The maximum LTV on a cash-out refinance on a 2-4 unit property is 70% with conventional financing.

I recently finished up a flip project less than a mile away from this property and the seller is interested in purchasing this home and they have already been preapproved for a conventional mortgage.

@Drew Kessler most investors close in a conventional loan and switch title over to an LLC after closing.  

The issue I am having is I can not get a conventional mortgage because they require 2 years of tax statements that I do not have yet.

If you do need one of these have it professionally maintained and possibly charge a night deposit.

I have: -$14k in a traditional IRA-$5k in Roth IRA I have pre-approval from my bank for a conventional loan in my name for $80,000 purchase price ($12k down, $68,000 loan).I've searched the forums, but haven't found resolution to my exact situation.

Also, since you are owner financing your houses, I am guessing that the interest rate you are charging is 6-8% and their downpayment is 10%?

I don't know what I am even pre-approved for in a conventional loan yet but I filled out the paperwork today and sent it in and I'm sure it will get sent back saying there were a couple things missing.