And in the interest of fostering confidence in property transfer and commerce in general, what would be some reasons why a state would not allow a deed of trust? 

Any guidance or collaboration of any kind is appreciated!

Check with Long and Foster as well, they are big supporters of the military.

Family Member is defined as follows, regardless of actual or perceived sexual orientation, gender identity, or legal marital status:  child, parent, or grandparent; o a child is defined as a son, stepson, daughter, or stepdaughter; o a parent or grandparent includes a step-parent/grandparent or foster parent/grandparent;  spouse or domestic partner;  legally adopted son or daughter, including a child who is placed with the Borrower by an authorized agency for legal adoption;  foster child;  brother, stepbrother;  sister, stepsister;  uncle;  aunt; or son-in-law, daughter-in-law, father-in-law, mother-in-law, brother-inlaw, or sister-in-law of the Borrower.Or these other exceptions:(3) Exceptions to the Maximum LTV The 85 percent maximum LTV restriction does not apply for Identity-of-Interest transactions under the following circumstances. 

@Stephanie Foster If distress is your cup of tea Ogden is probably your best bet, also it is one of the cheaper markets in Utah with a decent sized population.

I think approaching it that way would be a lot more effective in fostering a relationship.

@Dave Foster, I like that statement; I may have to steal that from you.

@Dave Foster  Thanks for the reply and insight there! 

Thanks for listening HI Rhonda,Its very typical big banks do not count rental income, atleast recently acquired or non seasoned properties that have not been on your tax return for 2 full years each.I've had similar experiences with big banks and credit unions (not all but most) on the borrower/investor end.Fortunately for me I am a lender day to day so often times I will have to help collaborate on the structuring of the loan package to make sure its received in the best light possible regarding debt to income/ assets/credit or how its perceived.

@Dave Foster I was reading a few BP posts/comments about paying income taxes on rental properties.