Hey @Christopher Gandara, looks like you wrote this a few days ago but I just posted a Biggerpockets blog on 55 ways to find off-market/wholesale deals online.

I'm in the refinance stage of my 4th BRRRR and I'm shopping commercial banking relationships.  

I'm in the window shopping phase and it's fun =DThanks so much!

@Dennis JohnsonHi Dennis,I would look for a mentor who is actually still performing in the industry, closing deals and has a program that is online. 

Take a look at the referral system though (roof dot io /3forfree) I don’t plan on having too many tenants at first and might just look for someone giving out a referral code online

Everyone is out there shopping for the lowest rates and lowest fees and gives no thought to the quality of the lender. 

(we can go from -5 to 55 in the matter of a week)Obviously these guys aren't going to pay and when they get out (or who knows maybe they will take the time to find a better estimate), we can use their $1700 security deposit and then go shopping around for estimates.I honestly have no plans to sue them.

@Wendy Schultz Appreciate the input, I've been doing some online research with the city of Phx so hopefully I'll get it right.

You can then develop your own plan not simply take random suggestions from strangers on line.

HML rates have been crushed by the crowd funders and a bunch of companies competing for your business.. if you have CASH to put into the deals.. and experience now is a good time to shop for HML.