Call a dozen local credit unions because CUs are non-profits and generally have the best rates (from my experience). 

@Matt PopilekAny standard, NON AirBnb small multifamily that you're getting $200+ per door?  

With any of this, I'd talk to some local area investors and get a good agent behind you that can help with these things and advise you of the pros and cons of each.In some areas, I've heard of writing letters to the sellers, or even giving a acceptance type gift (like for real, other agents have told me in big markets that they will give the seller a non-refundable $25k upfront to accept (even if there's like an inspection issue or something!

Kitchen has had an active leak- source unknown- that has damaged most of the cabinets, master shower and tub are non-functional, AC unit needs to be replaced, garage door needs to be replaced.

(duplex non-owner occupied).

At least, that was what the dude told me... this was post the 9-11 tragedies, and I do carry a non-anglo last name...

@Caleb HeimsothIf Omar is a Canadian citizen living in the US he is a US resident alien and his tax situation would be quite different than a non-resident alien (NRA) investing in the US...

Would it be considered acceptable or ridiculous to ask an accredited and very active RE investor who is interested in a deal you are looking at (whom you hope to develop a positive relationship with and or/ partner or invest with you) to sign a non-circumvention agreement, prior to them seeing the deal AND prior to having the deal in question under contract? 

If using a lender this is a non issue.

I want feedback on this idea or how others have handled adding value through doing their own work or if I am better off just finding non-contracting work and leaving it to professionals more.