Try small local bank. 

THey are institutional i.e. private banks and generally really solid. rates are between hard money and conventional but they are a good option when in a spot such as yours.Try doing a general search in Scotsmans Guide.  

@Adam PhilpotIf it's bank owned property the liens have been cleared.

The instructor is correct, but to be fair, it doesn't matter what scenario you are in - if you buy at the top of the market you're gonna have problems in a variety of ways, be it with a HML, bank, investor, or otherwise.65% is the magic number for us, but occasionally we see deals that do allow up to 70%.  

I've also got a realtor friend who's fed me deals and gaining inroads with Bank REO's and has out right asked to partner with me on deals.   

yes...no lender/bank is going to work directly with you unless they are that single branch local, community mom and pop bank that is two deals away from going into FDIC receivership.

I have my tenants take it to my bank and deposit it directly into the account.  

I want to put in an offer for a property, it listed on MLS for 120k, want to put in an offer for 70k but my agents said I would need the fund in my bank first.

We listened to a few of Robert Kiyosaki's books and he made it sound like we could do no money down be being a little creative, and we could also do non recourse loans and we assumed that meant the bank wouldn't require huge capital reserves.

Another thing that may happen is your bank may only give you a 5 year fixed rate that then adjusts after the first 5 years.