If you have some smaller regional banks or credit unions that keep some of their loans in house, also known as a portfolio lender, you will have a better chance of getting the loan.Happy InvestingDerek Dombeck

They work with local, regional, and national banks to administer the 504 program.  

Credit unions sometimes offer advantages to real estate investors as they are more likely to service the loans they write and, if they do, they will know the local real estate market very well and may be more likely to lend on a property than a regional bank would be.

It's a very unique property, in that there are almost never rentals in this particular town, and it's a town that people absolutely want to live in. 

Hello Team, I'm from the Ottawa Gatineau region and i was wondering where can i find good real estate.

Figure out what you can do in your market that is unique to land deals and attack it 100%.

Trying to manage an investment property portfolio remotely comes with some unique challenges.

We use a local regional bank for our investment property mortgage which we put 20% down. 

A property like that with it's unique situation, the seller might accept a offer with a 30 day contingency.I'd ask the realtor why she believes the seller wouldn't reject that offer and post back what she says.One simple metric would be how long has the property been on the market?

Also you forgot another regional factor, SW Florida is one of the few appreciating markets that hasn't fully recovered due to the insane overdevelopment going into the crash.