Since your refi LTV will likely also be 75%, the refi costs would unlikely be worth the small amount of cash you could pull out....all depends on what it appraises for of course.

. $50,400-60,000 gross annually with some small cosmetic fixes.I've attached some screen shots on the numbers below.  

We live in a small town,  so I would like to extend grace.

There are 2 national parks (Canyonlands and Arches) nearby and very much a "small town" feeling.

A small local bank may take these into consideration as they have smaller inventories and can be more hands onDays on the market and net to seller are the biggest factorsDoes the bank have an addendum to the sales contract?  

It does need some aesthetic changes but the roof is new, windows are aluminum wrapped, small yard.Listed price: $139kAsking price: $95k ???

Just keep shopping around, try the commercial lending departments at small local banks in your area.  

In my experience around my area, the credit unions and small independent banks always have more attractive terms.

My wife used to work in the DC area, so after she rented a small 1br condo in Alexandria, VA for a year, the landlord put it up for sale, and we bought it at what I believe to be FMV with a bit of savings due to no realtor commissions.Fast forward a year later (now), my wife found a job in NH, so we decided to giving renting the condo a shot.

Is anyone aware of a local Charlotte or North Carolina bank that will originate a small $40k loan under an LLC with a personal guarantee?