In all my years working as a trustee I never found what one would consider a conventional lender that would lend on an irrevocable trust (I assume this trust is for estate/Medicaid planning).I suppose anything's possible in the world of private lending, but the rates will probably be much higher than conventional.Which begs the question, "why the trust in the first place"?

I eventually found a deal in an area close to a major medical center, the University, and a military base. 

If you haven't found what you're looking for, take a look at Paragon Accounting and Tax Solutions.  

Martin ,I just found your 3,000th post saying that you've been doing this since 2011.

Her company can be found a Keystonecpa.com  

After I walked the property, found a lot of deferred maintenance, learned that half of the units are in the least desirable part of town and around $100k in repairs and updates.

Best advice I've found is to set up keyword alerts for areas you are interested in investing in.

I tried using one company and found it clunky and had no success.2) I do one professional style letter and I do it for around $0.70 ea.

I found myself in a similar position during college.

Also glad to see you have found BiggerPockets!