Another option could be to talk with the local cable provider to see what kind of marketing package they will offer. 

Hello,I am upstate NY amateur investor in quality single family homes. 

Does anyone know of any lenders that are currently (Spring 2015) offering such a loan?

She reached out to me and asking if I can waive the late charges because she laid off and looking for a new job and she doesn't have the rent for now and no time frame to pay the rent.My answer was no and I offered her to pay what she owes and move out immediately before I start the eviction process.

We'd be extremely grateful for any suggestions you can offer!

Hard money will charge you an arm & leg (additional points, high rates, etc.), but they'll get you the leverage you need.

Some investors will say that's too much risk for not enough return, especially with many note funds still offering that 9-11% rate.Therefore, I think Ian is certainly right to consider a fund depending on your objectives. 

With this methodology, high real estate prices and high turnover in properties do not equal A neighborhoods.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

I haven’t received the quote back for this place yet, but other similar properties we offered on were in the $4k/year range for insurance.