"for rent by owner", investors)-search for non-homestead properties in your county and send postcards to those owners that own homes that meet the criteria you want to focus on-network with real estate attorneys -network with trustees in banks that offer trustee services-look up court records of landlords who have filed their own evictions and send them postcards -network with HOAs that have non-homestead properties in that association -when you see a "for rent by owner" sign in your area, send the owner a letter -join Facebook groups (for rent by owner, landlords) and being to contribute -improve your SEO on your website-find someone who can help you gather landlord info from Zillow, etc.

Don't just spam blasts to agents, take a personal approach.

I use Lyons national bank.

Sometimes I include a personal check and a P&S agreement with no contingencies.  

Hi Sharon,If you've found a good and qualified company/person to do the rental arbitrage on your property, that's fantastic!

Genrally a fully delegated bank with correct licensing can offer the approval. 

Sometiems buyers will tell the seller "you become the bank" or simial words.

I sometimes see properties being owner financed because a bank won't finance them.  

The off-market properties I'm seeking out personally are almost always low end (of the local market) , 95% raw land or tear downs.

The rates are always going to be different between anything that is for personal use and anything that is considered purely investment.