A few days ago, I told you that your letter of intent or offer is probably based on what kind of person they are.

Credit Unions can be great but you're at the mercy of their individual guidlelines and old school Underwriting "gut checks".We(Lower.com), offer HELOCs on investment properties and 2nd homes, we go off of the "Agency Definition" of a 2nd home which is "occupied for some portion of the year".

Yes, it offers a low barrier to entry and high cash flow!

We made our offer on a small home that needs to be rehabbed in a small rural community south of Rochester and it was accepted ($55,000).

They were outraged that it hadn't been offered to them.

Could you offer a mentor some tips?

We consider looking for or offering products, properties, services, referrals, recommendations, or loans to be advertising according to our forum rules. 

I'm not an attorney, so I defer any legal specifics to an attorney.

At this point in my investing career I'm okay with exerting more effort than I necessarily need to as I'm still learning a lot and right now what I DO have to offer is time.

Most are fine with that, but a few will have problems with it and claim there are legal issues, etc..