@Jay Hinrichs  The three loans I had with a regional lender were all sold on the secondary market to large national banks. 

Hard to tell which manufacturer, but in Colorado GAF and Owens Corning are the most commonly used in our region. 

Your local/regional banks will be more flexible and will value your prior experience and the business you bring to the bank. 

Peterson Jr of Terry Peterson Companies started out in the industry as an an agent and is now one of the leading developers in the region.

We have been buying single-family rentals out of state this year (3 total) because our region's rentals don't make a lot of economic sense in my mind until the market drops. 

a lot of the regional HML over look it.I started lending there in 03 when I realized what a void there was in money for real estate deals in that market.but its one you have to be very careful in. 

I wouldn't think that's even code in your region due to freezing.

highly regional in a full blown recession don't count on refi's  failure to refi loans that became due was one of the catalyst to the melt down.all asset class's got hammered.. 

Resale value is the same in most of that region.

Hello BiggerPocket's Members,I've been doing some research & stumbled across Purchase Plus Improvement mortgages, what are the chances of an 18-19 year old getting pre-approved for a mortgage, out of the city (Toronto).