Does anyone know any banks in or around the Augusta Georgia area that will work with out of state investors?

There are more than a few posts on this topic.Do you have a bunch of STRs?

Conventual Financing How did you add value to the deal?

Hi John, welcome to the community!

He did all the rehab in the beginning when he bought the house, that's why its now in a stable cash flow condition. 

How is the Belleville, IL area?

Is the market saturated?

The IRS has a list of QOZs.

The deals that I am doing right now though, I am basically getting the land for free, and building on, refinancing all the cash out at the end, and keeping the rental for basically no money into it. 

Most of the time the categorization is simple enough and I can do myself.