I just handled my father-in-law’s estate and thankfully he had everything (i.e. cars, house, bank & investment accounts, etc) in the trust.

The purchase is usually (but doesn't have to be) funded by a combination of a down payment from you and a bank loan made to the EAT but secured by you. 

I’d really like to establish a relationship with a local bank/credit union early on.

This is according to Fannie/Freddie...where it gets confusing is that banks are allowed to have OVERLAYS.  

He also couldn't rent it for enough to cover his payments.So he had 1 month before the bank would start foreclosure proceedings and he was desperately trying to just break even, that's all he could hope for.When I offered to take over his payments, what do you think he said?

These means, the funds have to be shown on two banking statements with no "deposit" associated with it. 

Looking to use creative financing though because I'm not interested in dealing with the banks and their stringent rules.  

Especially for properties that will have trouble qualifying for any bank, agency or bridge financing.You should check out Peter Harris's information on Master Leases:website,https://www.commercialpropertyadvisors.com/peter-h...Youtube,https://www.youtube.com/watch?

Do you want to build up a big portfolio, or build up a lot of 0's at the end of your bank account?  

I have a 4.75 + 5 points for construction loan right now with a local bank.