I've started working with a new broker and he says he does a lot of Broker Price Opinions (BPO's) for banks.

Try going to Wachovia or BankUnited direct (they do not work with mortgage brokers anymore) OR here's a site to find credit unions in your area creditunionaccess.com

Network with realtors and mortgage brokers (if there are any left) and exchange leads.

My mortgage broker/friend said he seen programs that go as low as 490 credit score but they have some pretty strict terms.

I am currently working with what I would consider a really GOOD investment property buyer broker.

I was a re broker in cal and col in the 70's, right place right time doing lots of investments and syndications.

But this goes against what I what I was taught by a retired broker and family friend that owned his own highly successful real estate company in the Upstate for over 40 years before retiring.

I have reached the conclusion that I should refinance my house and pull out 40k equity (I have 55K I could pull) through a government refi (at 95%) my broker told me about at 6% for 30 years making my new payment 730 and saving us 470 a month.

For full doc I would suggest either using local banks where the property is located or finding a broker do refer you to one of these.

I am in Atlanta and I also broker hard money loans.