Thanks I know of a Carolina based lender. 

Most DSCR lenders do not require a deposit.

Property appraised for 245k; however, it was classified as a c5 which prevented most lenders from issuing conventional financing.I contested the appraisal and the appraiser held their ground, but their supervisor told me that if I slapped a coat of paint on the cabinets (these needed to be replaced due to wood rot) it would be an easy c4.I paid $520 for a new appraisal, contacted all my family and friends, deep cleaned the home and put a fresh coat of paint on the rotted cabinets and over the doors.

Bid and win then pay and then own and then pay more if there is a mortage/heloc on the property.They (The HOA) aren't the lender so, they have no loa for you to assume.

Do lenders typically work with both options or would I need to find different specialized lenders to work out each option?

Following David Green's Core 4 strategy (realtor, contractor, property manager, and lender) gives confidence to invest anywhere.

Your lender can force-place it on your loan if you cancel it for any reason. 

Also, any specific lenders I should try to focus on? 

Look for lenders who specialize in out-of-state investment properties.

When they money is gone, we have a hard money lender that works exclusively with owner builders lined up to fund the remainder of the project.