Keep trying to build the relationships with the decision makers at the various lenders.

for one, interest rates are amazing right now (and historically speaking).

I've found that on-site signage and relationships with prospective tenants/retailers is the best way to get the spaces leased.

The lender will look at the proforma or historical revenues & expenses of the property and provide a loan that will fall into its guidelines of LTV and the ability of the assets to cover the debt service.

I am a PA investor with THREE small kids and a J-O-B :) I'd encourage you to look to build relationships with people who can help you and build your TEAM.

building a relationship with the local police dept can be an invaluable tool.

They can be dealt with direct, but there again, why not use someone who already has a relationship with them?

Like a CRM (Customer Relationship Management) system I can organize my contacts and my communication in a way that makes sense to me rather than having to search the forum for something that I think might have been said by someone.Most people do seem to be using the profile section to provide a description of what they do.

Normally relationships that I've had for 10-15yrs all of a sudden disappeared in just a few months, due to escrow, title, mtg company closures.

You, your spouse, any of your ancestors or descendants, and specific other persons with whom you have a financial relationship are disqualified persons.